Over 75% of US cities have less than 10K people so the city staff and planning dept are very accessible and are a great free resource to understand zoning and where your vision can fit into their community.

I sold one fairly quickly for a profit, only because it didn't quite fit my portfolio.

Need help deciding which strategy fits your situation?

Depending on the repair (reroof, new electrical system etc) reputable and solvent contractors can be open to being paid at closing.There are also third party companies such as Curbio that can be a fit for this situation.

And about a handful of messages in the app per day. 

I believe it fits your parameters. 

I’ve been checking out this app called Elevault and so far, I’m really liking it.

https://app.tango.us/app/workflow/BiggerPockets-free-Short-T...The only way to truly stay up to date on your local rules is to pay attention to your local county/city council meetings and how you can participate.

They might have access to portfolio loan programs that fit your buyer’s situation. 

I assist investors in locating properties that fit their investment needs in DFW, TX and Birmingham, AL; so, this thread has been very beneficial!