In case you haven’t read the previous responses or haven’t walked a mile in a landlord’s shoes. 90%+ of your problems are caused by your local/state government that you seem to be giving a free pass.

I paid $600k and got a local bank to loan 75% for 5-years at 3.85%. 

It's really not that difficult, only takes an email or two to the local creditor's rights attorney in the state to get the ball rolling. 

@Nathan BrooksIn my experience, connecting with like-minded investors in Richmond can be done by joining local groups like the Richmond Real Estate Investors Group (REIG) and checking out BiggerPockets Local Forums.

@Cathy Fitzwilliam There are some great real estate meetups in San Diego that are full of local pros and out of state investors. 

Look into areas with lower price points and solid rental demand this can allow you to start investing without the pressure of high local prices.Your brother’s contribution gives you financial flexibility, so use this time to find a property that fits your needs without rushing.

Been looking around North Conway its one of my other favorite spots to visit each year cozy little town with a lot of local amenities.

Just call a local real estate attorney , they will draft up a note and deed of trust for you for a fee :)

Hey Chris, a few thoughts here.Considering that office is not attached to the house, I wouldn’t add any footage to the total home square footage; however, you could advertise that office space and amount of footage and amenities in your remarks.If you’re a Realtor or are using one for the sale, your local MLS may have fields dedicated to additional footage for other buildings on the property, such as ADU’s.The other point is that typically, perhaps depending upon location, a space needs to have heating to count in the square footage, which this office doesn’t have if I understand correctly.Consider contacting an appraiser to inquire about how they would handle this space on an appraisal, or a Realtor.

If I were local, I would go by and confirm the furnace was working.