I can link to the spreadsheet I am using if anyone would like to see that.

I am using a guy name Marc Middleton, he is out of Miami, but goes up the coast too.

I have listed my investment property for lease and I am using an experienced Realtor, which I used in the past to buy my first home.

@Thao Kieu - I am in the process of getting my license and am using the Colorado Real Estate School.

I am using a property management company on my first property and would probably look in to doing the same especially with it being in a different state. 

I am using almost all of the BP tenant forms, and the book Brandon and his wife wrote on rental property investing (and the one on management) was extremely helpful for us.I also followed a lot of BP forum threads and posted questions myself, with other BP member always willing to go out of their way to provide helpful information.Because of BP, we are putting together a portfolio that will allow us to travel the world and retire early.

However, because I am using my Solo 401K I have to use non-recourse loans which are around 7.5% right now and that cuts my percentages greatly.

I am used to paying $75/square for R&R labor, so kind of getting some sticker shock with pricing right now...Thanks in advance!

One was a single woman who was a Music Therapist at the same hospital I worked at; she owned some expensive instruments and frequently left on weekends to attend different festivals; would some take (but not all) of these instruments.I told her fine; she paid for the installation; it was done professionally and she gave me the code in the event that I had to enter for a repair when she wasn't home.Ironically there's never been an issue of any break in in any of the houses where these tenants have put in security systems.They often do forget to shut these off but it's fairly easy to disconnect them after move out.Gail

However since I am using an FHA 3.5% Down then I might need to search for a 203k loan if I go down the rehab route.