check that--some are lukewarm and collaborative, others open warfare.My view, condos can be lower fuss management propositions, especially for newer investors unable to do exterior maintenance, but can slow you down and take away control if you are a more advance hands on landlord (read: potentially frustrating) If you are new, why not take a smaller bite of one or two units.

There are parts in Central and Southern VA that are good proposition for buy and hold investment.

Bandit signs are a hit and miss proposition. 

I used to think Texas was a "no-brainer" because of not having State Income Tax, but upon further analysis, the fact that California's Proposition 13 allows property tax appreciation at  a maximum of 2% per annum with property taxes ranging in the 1% range, ends up weighing heavily in favor over Texas (even after paying California State Income Tax).I'm seeing break even after 4 years based on certain assumptions.

I've collected 25 or so local mortgage broker emails and I'm about to send out an email proposition to them with mailchimp.

If there is anything that you are good at when it comes to the renovation process that would also be a good value proposition.

It's a matter of preference and value proposition...my preference is that if I am the 100% money guy, I am not going to take less than 60% of the money share.  

I find its much easier to just talk to people naturally and as the conversation progresses swap ideas and propositions. 

He does not need to work at this point in his life, but is not opposed to partnering with me and putting some of his equity to work.This is not a proposition I take likely, because that free home is his livelihood, and it really scares me to put it at risk.

As you can see, for me,  this is essentially a break even proposition based on my scan.Hope that this helps,JimAcquisitionsAssumptionsItemAmountVacancy Reserves % (STD is 10%)10%Purchase Price $90,000Repairs Reserves % (STD is 10%)10%Acquisition/Closing Costs$1,500Recoup % (Std 10% On and 10% of Money)20%Down Payment = 20 %$18,000Management (STD is 10%)8%Loan Amount$73,500Monthly Rental Income$1,500.00Interest (Yearly)5.25%Yearly Insurance$2,000.00Term (Years)30Monthly Condo Fee$0.00Payment$405.87Yearly Taxes$2,000.00ResultMonthlyYearlyNotes:Cash Flow (Net)$15.80$189.56NOI$746.67$5,060.00ROI0.97%Cap Rate0.21%APOD:IncomeExpensesTaxes$166.67$2,000.00Condo Fee$0.00$0.00Management$120.00$1,440.00Repairs Reserves$150.00$1,800.00Vacancy Reserves$150.00$1,800.00Mortgage$405.87$4,870.44Recoup (Cash)$325.00$3,900.00Insurance$166.67$2,000.00OtherOtherOther Total Expenses$1,484.20$17,810.44