@Denise CarringerMy preference is to go local - some community banks offer this type of service or local escrow companies, which is what I found, because they offer a higher level of service than most national.

However, some investors are fine with this strategy if they prefer to minimize their upfront investment and plan to refinance in a few years, especially with potential interest rate cuts from the Fed this year.At the end of the day, it’s all about investing in a growing market, selecting a solid neighborhood, and building a strong team to support you.

Is there a certain direct mail service they prefer?  

There is such tremendous demand for inventory in EVERY niche - primary residences, LTRs, MTRs, STRs, flips, multi, absolutely everything. 

I know lots of installers don't do it, and I personally prefer the unimpeded look, but anything installed outside of the requirements of the material is probably going to be limited, i.e. the insurance company is not going to pay you because the material was not installed according to flooring requirements. 

We would prefer to have properties in our neighborhood so we can manage them ourselves. 

Preferably out of state near Charlotte NC where our daughter lives.  

Tenants prefer detached housing over attached housing and stay longer. 

First, banks do not prefer W2 income over 1099 income at all.

I haven't worked with anything but hardwood and tile in recent years but would prefer a cheaper, waterproof option if it looks decent.