I will give an offer today and if accepted will close in a week or so.

I too have recently accepted a Leasing Consultant position.  

I talk to a lot of people looking to test the waters. 

This is NOT marketing or lead gen, and yes others do it but I don't know of any industry where so many new people are taught that this is an acceptable form of "marketing/lead gen".- Go to any fb real estate group and search a "deal" and you'll likely find it listed on that same forum by different people with different prices.

Quote from @Johnnie Fair: I wouldn't accept her application.When checking landlord references, many applicants will give you the number of a friend or family member that pretends to be the landlord.

I accepted the 2.5 week wait because as a rookie I was worried I might not get someone else--the next day I had to turn down someone who would have moved in on our "available" date. 

The seller wouldn't accept a lower offer, the renovation cost was too high or ARV not high enough.

FHA and 3-4 unit properties don't mix in Oregon, as most don't meet the FHA's self-sufficiency test (75% of rents cover your entire payment).

. :-)I'm willing to bet that the real GCs in Texas are every bit as good as in Cali.Agreed.All you need for a GC in TX is to file a business license with the state the last time I checked where in CA that's the last step with the fictitious entity at the county and city post qualifications/experience, testing, and backgrounds as you know @Bruce Woodruff 

@Marty Rogachefsky this does NOT sound like a Class B area, more like Class C at best.Also, from your description, sounds like a Class D property.Your PMC should be able to send you the S8 Property Standards for your review.You could also "accept" a S8 applicant and schedule the S8 inspection, just to get the list of repairs.In our opinion, if an owner won't keep their property up to S8 standards, which are not that demanding, then they are a slumlord.