As a first-time investor, you might find it easier to start with properties built after 1975, as building codes improved significantly around this time, particularly regarding wiring and plumbing, which can reduce the number of surprises and costly repairs.

(Source: Journal of Accountancy, IRS Publication 925, Section 469 of the Internal Revenue Code)

I am getting really into code, building systems, job cost, etc.

Albemarle county tends to have pretty strict regulations when it comes to zoning and building.

As for the insurance situation, @Jaysen Medhurst is correct, that your insurance company will be concerned that you're using the property in a way that it wasn't technically intended, even if it's property setup for a three unit per building codes.

@Scott Mac you've got to know where to invest in Detroit to avoid getting taken advantage of or just plain making a big mistake.Detroit investing is block-by-block, which is difficult for OOS investors to do.Zip codes are statistically too big.That's why we've spent considerable resources ranking Detroit's 183 Neighborhoods. 

I need help with etiquette and what to do Agree, check your state's Landlord Tenant code. 

Part of that means that the underground tanks and pipes leading to the pumps have to be up to current code. 

I am more interested in investors who have tried to get out of the contracts because I am being told the contracts are very strict and don't allow the change.

Purchase price: $100,000 Sale price: $115,000 Purchased a 2 BR single family home in the 51106 zip code of Sioux City and wholesaled it to an investor that same week.