@Sergey Tkachev hit the nail right on the head with his post, you might not need to change agents if both you and your agent have the same goals for you.  

I think you hit the nail on the head.

I am thinking about using 2X4 nailed to the ceiling and screw a drywall to it.

Haul lumber, pound nails, sweep and do all the junk that hired labor does.

Work backwards on the numbers and you should be fine.Here is what you should be able to nail down:1) If purchase and rehab = X, then what will your payment be based on your mortgage terms that you're going to get?

Here in florida all of the existing wood can stay if its in good condition but must be re nailed with the correct size nail and spacing.  

I think  @Nathan Schoenborn nails it when he mentions about showing his face, being a pro-active landlord, etc and that plays into both what the tenants think, the neighbors AND the various inspectors, etc from the city all will soon surmise as to who the new landlord is for whichever house on the block is. 

Our nation is so large that it is impossible to nail down one market with no search criteria other than "cheap to flip". 

If it is just a snap down laminate not nailed/glued to the floor it might be less than $5000 to pull it up and install some of this or equivalent if you were close to passing the test.http://www.maxxon.com/acousti-mat_ii/data

I'm trying to take the approach of avoiding a "can't do" and more a "how to do it".As a starter, I have gotten some education in real estate investment a couple of years ago but wasn't able to nail a deal then.Here is my situation:Me and my family live in a house we bought in 2010 in Miami, FL.