However, tenants have not been great, basically late on rent and/or leaving repairs that eat all profits.

As with any type of investment, investors should list the estimated costs to calculate their potential profit.Costs to consider on fix-and-flipsRepairs (always be conservative)Carrying costs (interest, points)Monthly costs (utilities, HOAs, insurance, taxes)Buying costs (back taxes, cash for keys, liens, code violations)Selling costs (commissions, closing costs, transfer fees, title insurance)Unexpected costs (add $5,000 to be safe)These are the basic costs investors should consider.

This law basically prevents wholesaling when the wholeseller owns title.

The technical options are easy to learn, some from books, some from talking with attorneys since they are basically rules you need to follow.  

Federal lands come right down basically to the city limits and subdivisions are nestled right up against them.. so you could sprawl there.out east there are very few federal lands close to housing .. so that makes zero sense.It only works in the West from Rockies to the Pacific and select areas.

Basically you need to be able to pay a large part of a long-term (multi-year) lease up-front, then still have some cash for renovation and interior/furniture, to finally recoup the investment through STR and a hopefully very quick way.

They wanted a report from my plumber which basically said it was a faulty drain(not sure why they didn’t ask for that before the tenants moved out). 

It sounds like also I should subscribe to dealmachine and start driving for dollars, start a marketing list for direct mail, phone numbers, etc. of about 500 properties to market to at least 6 times.

It’s great for basics like beds, dressers, and dining sets.

The same will hold true in any market you examine I am just using my own market to drive home this point.