Down n dirty. 

@Colleen F. n WA is a title and escrow state he simply needs to walk into any title company with his contract that he can buy at office depot.. in this area they are called Stevens Ness forms.. fill in the blanks and for this simple transaction that is all that is needed title co will handle the rest.. lawyer would be over kill....

As @Roy N. said in his comment, you need to know which certain neighbourhoods to invest in and not too. 

The worst part about this is that the 15k go mostly to wear items like paint and carpet and n ot to capex like rood and windows.

When I was a newbie fix n flipper in Arizona, I didn't once find a deal from a wholesaler that had enough meat on the bone to make it a profitable venture.

My plan is to buy a property, whether it be single family home or multi unit, n either rent it out once I move or if a multi unit, rent out the other unit(s).

People increased occupancy by either moving in with family or friends so the demand went down but the banks were holding many foreclosed properties empty so the supply also diminished.There is no way of knowing if the next large recession/depression will behave similarly so the safe investor should be in a position to cover extended periods of reduce rents and potentially long periods of vacancy.We have been RE buy n hold investors since the mid- 1970s and have never experienced a significant rent decline in our market but in that time we have seen significant rent declines in other markets. 

Originally posted by @Roy N.

.,) as they would be more motivated to sell.To be honest it wouldn't take 1 month to close a deal.But I have enough on my plate here in N.

We have a current tenant who wants to BUY our buy n hold....