Do not set as one of the selections until you are very confident things look good.Do not celebrate and take a vacation right after your property closes that you are selling for the 1031!

BP made me realize that the people I see on DIY and HGTV aren't the real people doing this; those are celebrities who, while clearly talented, had years and years of work and practice to make what they do look easy, and that I can get there one day.I plan to buy and flip my first property in the next two years, after which I will continue flipping/selling until I can buy a rental property for cash, repeating the process until I am comfortable.

As a buyer what happens  typically is people sell something and then want to celebrate and take a vacation thinking 45 days is all the time in the world.

In my opinion - use the paint to cover blemishes and hide ugly, outdated wood (like red oak), just don't layer it on til it looks like a wedding cake.

Hopefully you have someone in it before grass season gets strong.FYI that the Hampton Roads Landlord Assoc is having a lease swap at our lunch and learn next Wed.  

What I definitely do not want is 6-8 unrelated adults coming to Maui for a wedding.

I have had many poor timing things I had to suffer through over the past 10 years, our wedding was the biggest hassle real estate issue :)  Personally I would tell them they have to pay until it is rented, you letting them off the hook at that point will be a favor in itself. 

Details of the portfolio deal here: https://www.biggerpockets.com/forums/311/topics/440161-offer-submitted-on-32-unit-portfolioI'm celebrating this evening with a limited edition cigar from 2010 and a delicious rare bourbon to match. 

Somehow I just don't feel like this holiday is going to take off... but hey, another day to celebrate is always a good thing.

The seller received multiple offers over the weekend so I had to re-submit my highest and best...but my offer ended up getting accepted the following Wed.