If I could lend on O/O in WA, I'd put myself on the roster, but I cannot. 

Hey Kevin, a couple thoughts from someone who's done something similar.My wife and I moved with our (not even) 1 y/o son from the Bay Area to Metro Detroit in 2017.

Hard money to purchase the property and fund the rehab.Kiavi10%-15%12 month I/O

Alison Walden(o) 518-992-4115(c) 518-859-0550Management: www.rooted518.comBrokerage: www.rooted518re.comNYS Licensed Salesperson

If Jesus came back and got into rentals NO, N-O-B-O-D-Y get's admin access into our system. 2) They want a standardized list for maintenance items so they know in advance what repairs would cost.Being a PMc I'd invite them to acquire any of the readily available construction estimating tools/software out there such as RSMeans, but would not take on such a task as building and maintaining such a database, honestly for any $, it's simply not what we do. 3) They want a copy of all invoices from contractors to us so they can verify we are not marking up more than promised.A-ok. 4) They want to be able to talk to our contractors before work is done (each time) so they can talk contractors down in price themselves.I'd be fine with this as long as they sign a waiver that they own any/all negative impacts that result from such including extended vacancy periods, vendor refusals of service necessitating there own self-search to secure amicable vendor etc etc.. 5) They mentioned that they pay around $300 for full paint in a 2-bedroom unit.... we do not have a contractor that will touch a full paint on a 2 bedroom for $300LMAO!

Electrical repair and permit must be done by a C-10 electrical contractor.Violation 6: Modification W/O PermitsNarrative: Please obtain permit for a fire rehab permit.

U could order an E an O report for small dollars to check it out..

I’m sure others have enough knowledge to go it alone although they’d have more liability that way as lawyers and probably aren’t covered like we are with E&O on their own personal transactions, so maybe not… The vast differences between states and like you said even in different areas within individual states is super interesting and a big part of why I don’t see the role of agents going away personally.

And if 25% or more of your transactions are your own, immediate family, or corporate entities you control, then you might not be able to get E&O insurance.  

I've received a couple quotes for panels w/o battery, and they've been all about $240K for the entire system to cover 96% electricity offset.