Instead of looking for multifamily specifically I am toying with the idea of purchasing a single family and then converting it to multifamily. 

2)  Copy - Does that first sentence have a compelling unique selling position?  

That way it something unique that nobody else is mailing.

There is some type of gray line here which I'm toying with but, basically, it means that it needs to have running water, electricity, cabinets, sinks, shower, toilet.

Virginia;MilitaryBackground StoryI bought a duplex in November 2016 in Virginia but after I bought the property I hired a PM because I had to move to Mississippi for 9months and I had nobody in VA to overlook the property and collect rentI inherited 1 tenant and my PM acquired the other side.Predicament (because I'm nervous) & QuestionsPredicament I want to get rid of my PM because I want to have the stress of being a Landlord with small quantity of Units so when I acquire more units in future and hire a PM I will know everything there is to know or at least enough to not get toyed around and taken advantage of.Ive read Brandon Turners Book, For dummies book, Virginia Landlord and Tenant Act which were beneficial.

Why don't you meet a bunch of wholesalers to supply toy properties .

, at least until I get my loans paid off.The argument you make for "NO financial incentive" is not unique to POL.  

@Manolo D. we were definitely happy with the overall outcome. the GC we used did a great job. we plan on using his crew again on our next property if possible. however, I'm guessing you're referring to my other discussion about rehab costs from my contractor. we were happy with the outcome of this project but I don't have anything to compare this to. the fact of the matter is we don't know if his prices were fair for the market. we were in very unique circumstances on the last project where we had flexibility with our budget, so even if he charged more than the competition we still came out on top. moving forward we need to know more details. we are currently making offers on properties in need of rehab and we're using this GC's quote to help us budget for our max offer. if we can use him and still make a competitive offer then we will but we are getting beat by other offers. we just need to analyze all factors to see what we can change in order to compete. the two main concerns are that we are up against other investors making cash offers so they have no loan contingency and no mortgage payments inflating their holding costs, plus they probably have cheaper labor and material costs. so, we're just trying to analyze everything. our GC did a great job, only went slightly over budget compared to his original estimate, but we did plan for contingency and I ended up doing a lot of the work, so we were overall under budget, and he offered the quality of work we were happy with.

I have several questions about becoming licensed, some of which may be rather unique:1)Does the source of my 168 hours of classwork matter to a broker?

One main reason I traveled a lot because i had the time to do it and unique opportunities to get the local experience.