Even the most expensive property managers are EXTREMELY cost effective if you really think about it!

Install low profile LED lights or wall sconces.If this is an investment property you need to be thinking about returns.

I think any seller without much knowledge of being the lender would appreciate the added benefits and hassle free approach using a third party.

I think I have all of my ducks in a row but I want to hear from other investors who are interested in this model.Any tips?

Stress that.I still don't think that having a Blog on your websir=te is all that helpful.

Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations. 

As you grow, you can think of other areas or getting a property manager etc.

I think it is by far the quickest way to generate wealth.

I think having a balanced budget would be ideal where you allocate money into buying another property and money set aside for renovations.

I don't think being a long distance landlord is as easy as some tout but full disclosure I've stayed with 80 miles of my primary residences.