Clusters of small scarlet flowers provide a striking display in the spring.

If the property is a problem, they'll be happy to tell you about it.Nat, if the tenant is a good one and communicative, strike a deal to have her get the bids for you, show the damage...and give her a percentage back on any savings towards her rent.  

It seems like I'm striking out on opportunities.I was trying to find a developer and purchase/ build but maybe I should just find a realtor?

If you are just four people buying five houses, you could use a partnership (everyone's portion flows through to them) or form an LLC/Corporation where each person owns 25% of the company (I'd issue a separate class of shares to each owner ... makes it easier for dividends and/or buyouts in the future).A formal syndication strikes me as overkill for 5 houses ... the paperwork and filing would not be warranted by the amount of assets you are acquiring.You should find a good real estate attorney and an accountant, spend a few hundred dollars, and get the best ownership structure for your immediate needs and planned growth.  

My buddy's old MD just left an institutional asset management firm to strike out on his own.

Basically, when I really understood the significance of my efforts and how they directly contributed to family business/lifestyle in general and my life specifically, that my responsibility and contribution had a real bottom line impact for all of us, that's when my efforts and results increased significantly and I eventually grew past their knowledge base.Keep doing what you are already doing, eventually he will earn his partner status and either allow you to retire, as he runs the family assets/trust(his future inheritance) or strike out on his own with you as his primary/initial investor, of course still holding him to the same standards you would for any business partner(more difficult to do with family)You don't need to rush/force anything, keep being a great dad!

While I do large volumes, he selectively chooses to only do 5-10/yr but he ensures he makes $50K+ on each one and earns a very nice income for himself for being in Ohio.And let's face it, if you're even reasonably healthy you likely have a good solid 30+ years left to live and enjoy this game of RE, so if it's something that strikes your fancy then learn all you can and make it happen!

We have found that just because it states something in the lease, if a tenant (or ex-tenant) decides to bring a landlord/tenant action, a judge may strike that point of the lease. 

Also, simply ignoring her request to reschedule doesn't strike me as very professional.And why are you replacing a furnace filter, which is not an emergency under any circumstances? 

It is intimidating to strike out flipping a house on your own.