Best of luck 👍🏻 @Justin This is almost perfect advice but you do need 3.5% down with an FHA mortgage.

The leads I'm getting for potential tenants are not the best.

I am not friends with these sellers but these sellers know that I am the best there is at what I do. 

., $300 for paint and supplies) and add a fair hourly rate for labor.

I wouldn't be surprised if Boston required this type of "remote eco-mitigation." best regards,Chris

Most look at a Certificate of Insurance and confirm coverage limits but best practices are to (1) become added as additional insured under contractors policy and (2) understand coverage exclusions which are not going to be detailed on an insurance certificate.

Appraisals, Lenders and Rates : Beyond the transactions that were literally in process (sales, listings, leases, seller carries) are properties that remain amongst vacant lots.

Include in your model rates going up by 2%, and just make sure you enough cash to cover. 

Hence if the lease clearly has terms against this and section 8 is supporting the rent, that is your best bet to ensure the tenant complies with the lease.

I think in any market the best way to buy right is to find an area you like and canvas that area with letters, calls and door knocks, getting out and talking to people.