I live in Northern Oakland County in the State of Michigan about 45 minutes North of Detroit. 

Student rental is easy, so ignore what's on market, really I could grab you 4/5 if want those no problem, several of the "old guard" are in process of retiring so that's a simple call.     

The old property management company said they needed 45 days to close out my account.

She owns a home 45 minutes away, with a $1100 mortgage payment and potential rental income of $1400 from the house, plus $500 from a mother-in-law suite (already rented).

It's about 45 minutes south of Jacksonvile, but you avoid the headaches of D Class zip codes.

The paperwork to get them setup almost always meant my first rent check from agency would be about 45 days after lease start, so you need to float that.Tenants always paid with Money Order or cash, both required an actual visit to bank versus standard check that could be mobile deposited or ACH.Neutral:My tenants were not "light" on the property, but generally not overly hard either.  

As of now, my general plan is to find a local realtor online who is experienced with real estate investing (and has investment properties of their own) to help me find a good local deal (goal is 20-25% return on ARV), get a hard money loan, aiming to rehab/repair/extend the property with my father (both have construction experience) within 4-5 months, and as for the loan exit strategy either sell or rent (depending on the deal). 

Yesterday, we presented our 153 Single Family Planned Unit Development (PUD) to the City Commission and secured a favorable 4/5 vote for approval!

It takes about 45 days for the grass to grow to a height of 6ft and only needs to be planted once every 9 years.

California is that way or at least when i was running developments for a big syndicator we had to buy them up front and close. you had 45 to 90 days for DD then you have to close..