They may have a # in mind but you should have an idea what its worth.then do I take that number and find a buyer at that price?

This just blew my mind. 

Keep in mind that if you have 23k liquid, you really have 8k to use as a downpayment because you should always have 15k in reserves, maybe 10k if it's a condo so you have 13k.What led you to doing out-of-state Section 8? 

If that doesn’t get a response, you could offer to split the cost since it’s a shared liability.If they still don’t respond, you might have to handle it yourself for peace of mind — as frustrating as that is.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Lightbulbs, batteries in smoke detectors is on them and written in the lease.You can really do whatever you want if it is written in the lease contract but bear in mind they don't own the home and won't care on certain things.

Quote from @David Martoyan: Thanks for the reply, will definitely keep that in mind!

The key is really focusing on the right neighborhoods, knowing your numbers, and being patient for the right opportunities.As for the fix-and-flip market, the lower entry costs can definitely make it a great place to start, but you've got to be mindful of renovation budgets and timelines.

What did you have in mind for expanding your portfolio?

Do you mind sharing what your combined value is on your 2 properties?