Nothing wrong with that but let's call a spade a spade and not put some Ghandi'esque spin on it.And there IS something that makes the homeowner have to list it with an agent.

I suppose what makes such inquiries so insulting to those of us that have actually gotten an education and succeeded in areas of the industry is the assumption and implication that investing in real estate is just common sense, any idiot can do it, only takes a 100 page book or buy some crap off the internet from anyone who can spin and fluff ideas.

@Brandon HallYou have a good point, lots of options potentially, that's why my head is spinning not wanting to leave anything on the table.

Any insight or help would be greatly appreciated, I have a family of 5 relying on me, and I've just been spinning my wheels all year trying to figure out where/what I need to change.  

Even good rentals only spin off a few hundred or less, so if the rent is $100 less than you thought its a big deal.

Thomas,You started out right by joining BP, there is a lot of information on this site that i recommend you go through. i would also look into any real estate investment meetings that may be held in your area and go to some of them, you can meet and talk to other investors. you will want to also figure out what you want to start investing in and learn as much as you can about it. as far as hiring a PM, that's up to you, if you feel you can be a landlord and do the work yourself, then do it, if not then it may be worth it for you to hire a PM, less time working in the business and more time working on the business then. you will get a lot of different answers to those questions that will make your head spin.

Yes I own properties doing 20% cap rates in texas in the $50k range, but they haven't appreciated a dime in the last few years, but yes they spin off cash flow.There are many ways to look at investments, but total return is the most important metric to me and I could in theory walk away today with a 100% cash on cash return in 16 months of condo ownership so thats not negative in anyway for me.

After spinning my wheels I've decided to submit a simplier Net Sheet instead.Only question is...I have plenty of them:Sale Price: My PA offer?

Before I spin my wheels for too long, does anyone know if a quitclaim deed from ourselves to an LLC will trigger the Virginia transfer tax? 

This keeps you from spinning your wheels, wasting time on something you think might be a deal with no place to put it.It also keeps you from hanging a property owner taking their property off the market with only the hope you can find a buyer.