Very solid market, been investing there over 10 yrs and the rents continue to climb! 

Instead of stressing over timing it perfectly, focus on making sure the deal still works even if rates shift.Since you’re buying in Norfolk, check if lenders there offer any investor-friendly incentives.

Buy their equity over time with no intrest. 

What is required and the like.I would take the time and go over AirBNB and VRBO and see what other rentals are in the area.

These folks also tend to have all of their income and expenses going through a separate bank account so they just need to look in that one account to get everything organized.Self Managed, High Volume, Not Organized at all - this is the type of people that stress out over tax season. 

Over estimate the costs and not need them?

Over the weekend she packed up and moved out - no heads up, no communication, no complaints.

If you have a 20 year timeline, I'd probably recommend B areas closer to the city or in the better school districts in the suburbs for the highest combined ROI over that time period.Right now you can expect to find decently turnkey multis for about $60-$125k/unit usually all at least hitting the 1% rule in that range.

On buy-and holds we usually replace all the plumbing with pex, no matter what, because galvanized has a life expectation of about 60 years, so I usually take the sooner than later approach.Stick with hard money, like Mach1 or or MKE hard money (Scott Lurie) as they will not leand on a deal that does not pencil out, so you have the added benefit of someone experienced looking over your numbers.

You're going to torpedo a tenant relationship over this?