I remain convinced that there are worse ways to make a buck in real estate, far more offensive to God, than by giving superstitious people a little thrill.

@Devin James if you're on the offensive side of the ball you better know how to read a defense or you're getting hammered at the line. 

Sure it cost me $1500 and 50 hours, but now I'm not relying on useless agents (and no offense, there are some good buyers agents, but not many), and I can access any property I want, can run comps on my own, can make as many low-ball offers as I want.Why rely on someone else?

But then I'd say you're probably not in the price range you should be, or are looking at this the wrong way (no offense).If you have closet to 116k to put as a 20% down payment, then surely you can understand buying a place at that value with as little as 3.5% down via FHA loan ($20.3k), and leaving the extra $95k plus in your bank account or wherever it happens to currently reside.

ozone machine is used in hotels, after a fire, basically helps neutralize offensive odors. you may be able to rent one at equipment place.Machine is on a timer, you set it leave and 12 to 24 hours later go in and see if it needs another treatment.

And buying renter's insurance is one of the worst offenses to that rule.

Their standard is not 10% flat fee - the standard is closer to 3% of gross collections, but that 3% covers only Normal Business of Administration (accounting of rents received, receiving and recording of bills, payment of bills and expenses for the property, ensuring taxes are current, and being the front line of contact for tenants).

This means if the tenant has any drug or illegal paraphernalia the housing inspector is technically required to cite this individual for a criminal offense. 

Also, if you are trying to market investors, no offense but investors are always trying to get a good deal and a big win for them, not for the sellers. 

Call the city code office if you see an offense...tall grass, trash in the yard, etc.