No Specific Performance": Without the remedy of specific performance, you can’t require the seller to clear the title and complete the sale.

All have performed well and rent easily.

I'd say my biggest question right now is how to get accurate numbers for when analyzing a deal (specifically insurance and rent) and what's the ideal percentage to use for variable costs?

Lenders that don’t require an appraisal will perform a desktop appraisal but will typically have a very conservative view on the value of the property to protect the company’s investment.

That is if purchasing EXISTING performing investment real estate AND have very good clarity of every facet of the transaction ESPECIALLY reasoning for seller selling, AND you have decent market intelligence. 

On the repairs - I re-read your original post, and you did seem to mention that you have a property manager - is that accurate? 

The judgments have to be looked up manually, because screening software only looks for unlawful detainers and the Virginia court records don’t feed consistently accurate to the other programs.

I don't know how that business could survive long-term with such low rates.If those numbers are accurate and you can net $38,000 a year, then it's worth holding onto.

On the other side, the bigger companies have more experience and their numbers tend to be more accurate (not always)... as they are big companies "their costumer service" and communication is better but at the same time they "have more mouths to feed" if we need to be honest so can get a bunch of ok or good deals but I kinda doubt they will be great (just my personal candid opinion).

I am a high performer and run my own territory.