I am in a mission to leave a legacy to my twin baby boys of not only love and respect, but of plethora of appreciating assets as well. :)Thank you all and looking forward to network.JG

I look forward to hearing more about your respective businesses and how we can help each other out.     

I wouldn't be surprised to hear a credit union or local bank is more flexible in this respect. 

Mgmt and vacancy seem pretty low (5% and 3% respectively).

This sounds like we are being the bleeding heart landlord who accepts excuses for tenant on why the rent is late and never get respect again.

In some respects, I know just as much about Olympia, as I do Cleveland.

The one in Lakeland, FL that turned a ghetto house into $1500 cash in my pocket, the call from Kissimmee, FL that has a $10-25k flip potential, and one message asking to take their name off the list (which is better for me because I don't want to spend anymore money marketing to people who have 0% response rate anyways).Just be light and conversational to your sellers and buyersYou make your money on both ends of the deal, so negotiate the heck out of your seller's price (but be respectful and don't risk losing it) and use a realtor to give you true competitive comps on your sales price so you have supportive evidence for your price and cant get haggled too far down by your buyers, because they will try.Every cash buyer on my list wants their deals to be acquired at 70% of market value, including purchase and rehab.

He gets much respect from his crew and he knows his investments are built well.

@Matt Gehrls,while I respect everyone's opinions here and there is a lot of sage advice for sure, one of the things that I think a few people that are a little further away from you might not understand is the strength of the Grand Rapids market right now. 

An LLC can be a helpful additional layer of relatively cheap "insurance" by virtue of the liability shield if the formalities are respected.