Toledo pretty much offers the same, if you're set on that city connect with @Engelo Rumora Thanks for the plug mate,Hi Ken,We probably won't be able to assist as we offer turnkey and only to cash buyers.Our lowest entry point is $65,000 and that buys a 2 bedroom, 1 bathroom home that will rent for around $800pm.Plus, I'm pissed of with investors and lately and keeping all deals for myself heheI think you are on the right track with the 43607, 43612 and 43613 zip code.I encourage you to take a look at 43609 and select areas of 43610 and 43620.BRRR out of state is a recipe for disaster but since you are in Michigan, it isn't too bad I guess.Even being as close as you are and even if you lived in Toledo, I would always advise to get professional property management.An investors role is just that, to be an "investor".Elevate and delegate...Sure, you can probably manage 1,2 or 10 properties but that can eventually turn into a full time job.IMO, you should focus on scaling as in finding deals, raising capital, buying more properties, growing your portfolio, etc...And not dealing with tenants and toilets.Wishing you much success

It's a sliding scale. 

I could wait as it will go up, but rather scale up and live now out of state.- Both tenants paid 1850/m so there is some CF but not much as tax/expenses slowly crept up, hower new owner could def do over 2k/month rents.- Added: new roofing for around 15k in 2019-20 and added a 2nd laundry (washer dryer) so each unit has its own.- Value adds for new buyer: Potential to make front garage usable (current is very narrow), make backyard nicer, finish off basement and make it livableQuestions: 1) From tax purposes, what EXACT tax would be on the 315k capital gains?

Can anyone offer tried and true tips for securing a good contracting team for a small-scale investor?

Im brand new to the world of real estate investing, spending any time i get learning about investing and i am eager to purchase my first rental property and scale up from there.

My biggest deal is a 6plex and I'm now looking to scale into 8-12 unit buildings. 

This can affect how you scale up your business and training.

This will come in handy as you begin to scale.5.

Taking out $500K of tax free money (sounds like Section 121 (married)) through the sale of the property is great if you're trying to scale your portfolio.

(If you want to quickly scale that, the stupid insurance policy gives me access to more of my money per dollar than the HELOC does.)