Buyer's agents have a fiduciary duty to their client the buyer and the good ones take this duty extremely seriously.

. - so I guess I need to estimate what those would be - he is in his 70s and has uncles and aunts that lived until late 90s and one until 102 when no one did) and a comfortable retirement (he is extremely frugal so that's not an issue).

The sheer amount of topics and knowledge can be overwhelming so If anyone can narrow my search I would be extremely grateful.Some topics I know I need more info are:- VA Loan approval process- Living in Quad plex for 1 year then buying another investment property to move into.

SD is an extremely desirable place to live and for the right price I'm sure you'd have a lot of tenants very interested. 25% of utilities sounds logical. 

We have a great rental market, the state is extremely landlord friendly, and the price points make much more sense than some of the other markets you're looking into.I'm a real estate investment specialist in the Oklahoma City and Tulsa markets and I work with a lot of investors like yourself to help connect them to investment properties.

Luc, thank you so much, this was extremely helpful and is exaclty what I was wondering!

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.What else can we assist you with?

If you have a w2 and claim real estate pro, its going to be extremely hard to convenience the tax court your working on this more then your real estate.

Extremely rare to see one where 3 units would pay for the 4th and allow the buyer to live free. 

If someone here can give me advice on how to go about hiring a law firm/lawyer, what to expect and if someone knows a good lawyer who deals with these issues in Memphis TN, that would be extremally helpful!