If you don't have an appraisal and cannot rely on the county website then speaking with an appraiser sounds like your best option to get an accurate valuation.

It's all about balance and attention to detail, from the big-ticket items like kitchens and bathrooms to the smaller aspects like layout and functionality.Your example from "Flip or Flop" is spot on—what works in one market doesn't necessarily translate to another, and understanding those nuances is key.

We are looking to get more cashflow in because if we have more kids, we might only rely on one W2 income (and more on the income from the rental houses).

Most also rely on beefed up rents and unrealistic operating expenses in their pro-formas to justify higher sale figures and can generally take advantage of their investor clients who are not familiar with the nuances of the market.Again, my recommendation is to be more active with your earliest investments but if you feel so strongly about a particular market network and partner with the leading developers  in that  market.

If they are using 506b, they can rely upon a representation from you that you are accredited.  

Hey @Michelle Macias, when it comes to out-of-state investing, you want to build and rely on a team such as your property manager, contractors, and deal finders. 

Relying on others(wholesalers, agents, etc) will have smaller margins, sometimes there's great nuggets.

@Enrique Roth It will certainly appeal to more renters, but hard do know what that translates to in higher monthly rent. 

The primary reason a lot of people move on to bigger deals (80 units plus), is that it's possible to own larger properties in markets that make economic sense but may be far from where you live. 80 Units seems to be the target so you can hire your own full-time property manager and maintenance person, versus relying on local property managers to manage smaller multi-family properties on your behalf.

I suspect the new title examiner has found something in the chain of title or the execution and notarization of your deed that makes them unwilling to rely on it to issue your buyer a policy without exception for the concern(s).