Wall wash with TSP prior to painting if possible,, if the ceilings are flat (not popcorn) wash also, a sponge mop with a towel over it works great and fast..2 buckets one wash one rinse.you wash everything,, doors, trim, floors, cabinets, light fixtures, all windows glass and tracks.Bleach is ok to use but I've found that TSP is best thing to actually REMOVE the nicotine,, you'll be shocked when you see how well it works. 2 Prime, Kilz primer to seal anything your going to paint.3 Remove all blinds, throw them away the plastic retains the odor and they'll be gross anyway.4 Air Ducts if you can reach inside wash out.. then spray Kilz in them as far as you can reach with the system off.  

Just throwing it out there as an option if for some reason that makes sense for you :)

Sending out 100 letters in a competitive market and hoping one will be a deal as someone starting out, is like throwing a hail mary.

It throws me off sometimes when I forget to click on the property and look at the sale date.

Working with property managers, you can have access to a lot more than just 1 unit; however, they have their own system in place and as a tenant you ultimately need to respect their system.For example, you can't just throw in your own smart locks, hire a vendor to clean the carpet, or your own enhancements, etc.

On small properties 10 units and under - all you really need is a rent roll, as expenses can throw off a CAP very easily.

Tim Simmons I would suggest that you interview several Realtors and ask them the following questions, to ascertain if they are truly Investor Friendly, or if they are throwing you a sales pitch. 1.

I know someone already mentioned Physician loans and that didn't seem like a good fit but just wanted to throw out there that there are Attorney loans as well.http://www.biglawinvestor.com/announcing-benefits-for-having-a-jd/Not sure if that helps but just in case someone else is interested. 

Another congrats to throw on the many comments!

Offer 40k instead and if you get the thing (very unlikely being that everybody and their brother thinks themself an HGTV flipping star here in Atlanta, and when the highest and best call comes will be throwing out a near list price offer because "they can do a lot of the work themselves" and they lose their butts and are gone after a few failures.