I have delt with allot of lost because when my little brother was killed and had to go up and indntify him I wanted to give up and drink or take a drug to dull the pain.

That's a lot of money and I should have allotted more time for my #1 pick to get the funds.  

Can usually allot 5-10% vacancy factor and same for maintenance.9) Class B usually also okay, but needs more attention from owner and/or PMC.

If you are to back out of the contract during the allotted inspection/due diligence period, you should receive it back.

We have around 100k set aside but realistically we only want to use 50-60k for investing.I've thought allot about investing out of state but that worries me also and i think I'd like that as a last resort.

In most states, you can deduct expenses related to re-renting the unit and the time it sat empty, but you likely would have  had to put that in writing within the time frame allotted in landlord/tenant laws with proof that you mailed it to their last known address, even if it was mailed to that unit.  

Secondly, if you are not using a property management company, you'll need to take into account the cost of consumables for your guests- toilet paper, paper towels, dish soap, shampoo, hand soap, etc etc, unless you have included these numbers in your "repairs and maintenance" allotment.

I knew nothing about this and still have allot to learn but staying positive and working hard makes the difference.

With this kind of loan, you need to be able to do the work cheaply enough with the allotted funds from the lender based on the ARV.

I just don't want them coming here intending to make it like what they left.Back on topic though, We have more than half a dozen large corporations moving offices into the Plano/Frisco/McKinney area, and some manufacturing is coming in south of Dallas, so the Dallas area is going to get allot bigger, very fast.Additionally, there's a large effort in Dallas to rehab entire neighborhoods at a time so Dallas itself can continue to grow.