I'm new to this and maybe I'm over simplifying the whole out of state investing.

To simplify they are uneducated.

This is my simplified approach."

Let's (over) simplify your situation, calling it $500k to invest, for 10 years.  

Here's a simplified explanation for regular W2 employees.

Seabreeze blue (meaning the blue you used in your logo with the Sea Breeze print) will help with printing costs and may simplify logo, but check it out first.

This is a bit simplified of course but hopefully that helps.Edit: Another tool I like to use is historical appraisal data for housing.

They owner has installed some new drains but it has not rained since then to test them out.I called the owner and asked why she was selling she said that it was because she was "simplifying" and conveniently did not mention the flooding.I have a few questions on this 1) will the seller have to disclose the flooding issue 2) would FHA approve of a loan on this house since it has not been proven the flooding is under control.She is wanting the higher end compared to comps in the area (again with the out standing flooding issue) but has come down a little bit in the last month.Another wrinkle we have some friends that are looking for a home they cannot obtain a loan right now due to some credit issues they are fixing.

I think sometimes buyers/sellers get intimidated when a completely custom, way too long or overly simplified contract is placed in front of them to sign.

This is over simplified.