An agent told me that 9/10 transactions they handle are cash and not financed - so i think in this particular submarket going in with financing really weakens you.  

It’s likely to at least pay for itself or help the property sell faster.Talk to a few local agents to confirm how much buyers in the area value a garage.

If/when a taxpayer's agent (which is what Apartments.com is) receives funds, that is considered to be constructive receipt to the taxpayer. 

A good manager will handle everything from marketing to maintenance and tenant screening, saving you time and stress.Vendors and LandscapingBuilding a team of dependable vendors—like landscaping companies, contractors, and insurance agents—is critical.

Multiple investors with decades of experience, some GP, some LP, some skeptics about the entire business in general sense and some bulls who have gotten rich from investing have all chimed in on this you got links to specific case studies from Brian Burke, a seasoned syndicator, a guy check from Melanie p, who makes it a part time job taking the trash out and exposing the shenanigans of one syndicator after another.Greg Scott has an excellent reputation on these forums, and provides a counterpoint to Melanie’s skepticism.

This means finding reliable contractors, inspectors, and, if necessary, real estate agents who understand the flipping process.

Mine was also out of state, in a town I’d never visited, and I relied heavily on videos from my agent.This sounds like a tough first deal, but it seems like you have some capital on the side, which will be useful as you face the upcoming challenges and learn from those expensive early mistakes.Regarding the subject of this post, “help me adjust my expectations,” I’d recommend assuming that; repairs will cost twice as much as you estimate, maintenance and vacancy rates will likely double from your initial projections, there’s a very real chance you may lose money on this deal.That said, there are ways to mitigate these risks by:- Keep asking questions here on BP and connecting with local experts- Stay proactive and communicative with your agent and property manager.And remember “Inspect what you expect.”Im not trying to discourage you but to help reset your expectations.

With the new commission rules you can stay flexible with an offer of buyer agent commission, rather than having to commit to a certain percentage going to the buyer agent upfront. 

The best deals I find are usually due to agent negligence of the area and a very poor listing presentation.

Pool heaters are expensive but necessary Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?