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

So now, instead of feeling excited about a new investment, I was scrambling for cash, stressed beyond belief, and facing major repair costs with less rental income to offset them.That experience completely changed how I approach real estate.

Make sure your website or social media clearly says you buy investment properties.

Best areas to invest in? 

I went back to Memphis last year for the first time in six years to find all is as advertised with very minor exceptions.We have picture inspections done every four months, cost $75, because I'm a trust but verify guy.Good people, good service.   

Find what works best for you in the area you are looking and put together a team that you trust. 

He holds them in trust and cannot take ownership of them until a future event has occurred: A charge related to the tenants' leases for breach or excessive wear and tear, etc.No credit, no physical transfer, no closing.

Yes, you can seller-finance the property with a wraparound mortgage (also called an all-inclusive trust deed).

I would suggest finishing school, working as a part time agent while you are at school, saving commissions for investing, and working with a team that focuses on investing as opposed to residential sales.There are also local meet ups every month. 

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.