Soon I'll be purchasing my first ever investment property (Virginia) (MFH) and I honestly feel like I made a mistake.

Many experienced RE attorneys should likely already have something similar to your needs that can be amended to suit your business.

@Audrey Sommer I prefer investing in my local market (Snohomish County).

Eg (making up numbers) if a fridge lasts for 15 years, and they break a 10 year old fridge to the point it can't be repaired, you can only charge them 1/3 of the price of a new one as it had 5 years left.For the keys, if the ones she gave you don't work for the new locks, then charge her for a locksmith who will come by and re-key all of them. 

When you re-list the property, it will restart the counter for "days listed" (assuming it is down for a reasonable period of time, I'm not sure their exact specification, I know we've been down for 24-48 hours and it did not restart).

Best areas to invest in? 

Welcome to the best online RE investor community.

Good morning BP community,I'm a returning REI in East Tennessee who is now investing and buidling a family business full time after a career in the military.

Its a great way to get yourself into the RE investing game.

The value of the info he provided cannot be understated.Residential RE is more challenging then a few years ago, but there are a lot of ways to make money in RE.