I've had success with Choice Title Co, right across the border in Ringgold

The 20% equity rule on Land Contracts is also the law in Ohio and Indiana, and quickly becoming the de facto precedence in many other states as well. 

@Mark De sagun welcome to BiggerPockets it sounds like you have a good plan in place.  

The furnace was about $2300.Can I expense the furnace under the de minimus safe harbor election (because it was less than $2500), and then capitalize the air conditioner (because it was more than $2500)?

I live on the border with South Dakota, and it's hard to get background check on people.

@Aldrich De Jongh, assuming you can get it for the 15% off the asking price, your repair costs are accurate and bring rents to the high end of the area, it looks pretty decent from my perspective as well! 

As an out-of-state investor (Live in PA and have property in DE), we do our own property management (Short-term Vacation Rental Condo) - HOA does all the outside and pool stuff and we book, stock, and clean it ourselves...so I can't help you there either.   

In 32221 We have GE OIL and Gas, Saft International , a Solar Company, Wayfair is building, Bridgestone tires, A college, FSCJ Cecil Campus, The Equesteian Center is also a concert entertainment venue, Cecil Commerce, all fairly recent and more is coming to 32221, Amazon is in 32210 just over the border of 32221 and the 32210 housing is older and saturated all the new construction is coming to 32221.We will rezone to commercial or sell to a company that will do it , 528 ft frontage on SR 228 & 330 ft on Nathan Hale rd.

@Shannon Phillips have you ever considered a Delaware Statutory Trust (DST)?

Right now im looking to connect with anyone who is in New Jersey, Pennsylvania, New York, Delaware, and Virgina.