For a minute and a half I thought he was a speakeasy. however I now think he has something to listen to between the lines.   

Well, it turns out my insurance broker who can write nationally found me a new insurer who is half the price of the old one.

Put it on there first before you even contact a realtor, you might get lucky and sell it, and avoid half the commission, who knows?

.#2....Networking.This will be your most valuable leads vs almost every other lead source by a mile for most people.Almost everything else is passive and a crap shoot, no matter what others say.

There are some really good contractors who can help you - and there are some who smell inexperience a mile away and take advantage.  

buying a money pit you haven't seen in a market you don't know thousands of miles away, and then being beholden to agents and contractors and others you've never met.https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/963/topics/1195280-expe...the market right now is unforgiving and it's going to take something difficult or creative to be successful. 

Some of these properties don't have any other rentals in .25 of a mile. 

Pros to my current position: Secure, w2, pay is above average, benefits are stellar, schedule is somewhat flexible (can leave if I need to without penalty; vacation when I want - utilizing banked time on both), 3 miles from home, and hopefully a pension in 17 years. 

I am a Realtor in the Greater Nashville area, I live a few miles south of the city.

@Michael Plaks Your post should be half as long!