Should i go the agent route?

If you are a legal property manager in your state the owner should have the unfettered ability to allow you to act as his/her agent to enforce the lease, whatever provisions they may contain plus whatever your state laws allow.

To find reliable contractors, ask for recommendations from other investors, real estate agents, or your local hardware store, and check platforms like Angi or Thumbtack for reviews.It’s best to bring a contractor out after the inspection so you have all the details to discuss.

When the house eventually sold, I contacted the buyers agent and explained it to him so he could be the hero with his clients and show them how they could save a bundle on their property taxes by appealing and getting that corrected!

Hey Meghan, I'm an agent in the Twin Cities and have invested in Duluth since 2017.

And you are saying agents, the ones trained to do real estate are messing up the deal, and not you?

While I am always looking for off-market, as an agent with access to MLS, that's my primary source of looking for deals right now. 

All in all, this is exactly why you connect and establish a business relationship with an experienced investor-focused real estate agent who will shoot you straight. 

Use an agent to help you get qualified tenants and documentation in order.

I don't want to step on any toes, but if you're not working with an agent, I'd be happy to help you, but even if you are,  I'd be happy to talk with you about the Redding area and answer any questions you might have, etc.