if it's an A or B area, it's a lot more likely you can fix these problems...if it's C (or especially D) or lower, it's a lot less likely you can fix the problems (unless the neighborhood improves dramatically).One other consideration:Do you have prior experience managing OOS PMs and managing a property? 

:D Or would taking possession prior to closing and rent...ONLY work in an FSBO deal?

Any PM will tell you it takes days ( not weeks ) to rent these smaller units Property is being sold at distressed price and already has cash flow with some leases.I am open to fliping the contract preferably JV—I Would do a 50/50 JV -as this is a Cash Cow opportunity that I would BRRR PM dor full details including appraisal at much higher price This is only for someone who has funds available , there is no time for lengthy doc processing .

.: investor is passive), even if 1 person, you are issuing a security and therefore must a) register that security with the SEC, OR b) Find an exception to registration (typically Reg D) OR c) its illegal.  

Those of you with rental houses, do you put in a W/D? Or

If you're in a D or low-C class neighborhood, I'd assume for more.

Besides a drug test will show they are clean today but that doesn't mean they'll be clean two weeks from now when they've finally settled into the home and an invite their friends over.I manage 300 rentals and some of them have been D or C class but I don't worry about druggies.

There are currently 6 apartment complexes available in my market area, 2 of which are in D or worse areas, 2 are represented by REALTORS specializing in residential transactions so they're less than knowledgeable on what they're selling, and finally the last 2 are being represented by Commercial Real Estate Firms.The one I'm currently looking at has got me a bit confused.

https://www.redfin.com/CA/Palm-Springs/3775-El-Dor...My analysis has come to:CAP RATE:  13.46%Purchase Price: $270,000Down Payment: $67,500 (25%)Monthly Mortgage: $1247.63Monthly Gross Rent Income: $3000.00Monthly Net Income (excludes mortgage): $2916.67Cash Flow after mortgage: $1669.04/monthCash on Cash Return: 29.67%Numbers look great, so what's the catch?

(It's hard to figure out if somebody said "D" or "T", or "P" or "B", over the phone.)If you decide you need more than about three or four digits, try separating it into a couple of pieces with a dash, like 12-345 or 123-456.