I can already see my local area as a comfrot zone that I dont want to be stuck in, so doing things in a virtual way and traveling wont bother me and I am a hop skip and a jump from a lot of places. 

I ended up going with a virtual brokerage.

I buy duplexes in Indy with similar numbers for 40-80K and I only buy them in areas that are virtually guaranteed to revitalize/appreciate.

They are just keyboard warriors.

Is that a real stage or a virtual stage?

I am doing everything virtual for now while I travel with the military, so honestly any title company thats works nation wide would be good.

It is just a conservative practice.  5% for Repairs may be ok since your property is virtually new.   

It's called Virtual Real Estate Investment Club.Here is a snippet of what they wrote: "It’s time you discovered the power of virtual real estate investing.Do Deals in Any Market from AnywhereNo Startup Capital RequiredGreat Stepping Stone to Bigger DealsNo Special Licenses RequiredNo College Degree RequiredUnlimited Income PotentialImagine being able to complete deals for $46,000 … $43,316.76 … $23,000 … while working from home on your computer.

If the regular forums were left to their own devices, virtually every thread would devolve into "Call me and I can hook you up with that" posts.

I will assume your cash flow projections are good and include cap ex, maintenance, vacancies, PM fees, miscellaneous, etc.Selling gets you virtually $0 so in effect you have $0 invested.