The more it sleeps, the more marketable it is. 

The easy answer is the smart buyers aren't. 

The buyer representation agreement states that the buyer commission amount offered by the seller (usually 2% to 3%) is credited/refunded to the buyer.

I know that when I’m buying a loan, I’m buying the future payments at some price.

If this is part of a pattern with the PM, I’d seriously reconsider working with them in the future.

I think this is one of the only ways to protect a sellers future ability to qualify for a mortgage. 

If you consider Pittsburgh in the future I'm happy to talk about the market and help you get set up. 

Remodel while the property is still in your name to increase its basis, which can reduce future capital gains taxes, and take advantage of the capital gains tax exclusion if you sell within three years (up to $250K for single filers or $500K for married couples).

If purchasing new real estate as part of your reinvestment, a cost segregation study can maximize depreciation deductions, offsetting future taxable income.For effective planning, assess how the sale price is allocated between real estate, tangible assets, and goodwill, as this determines the tax treatment.

The fact that you have already owned and sold a rental property gives you a great experience to start from.In terms of the best place to invest - that is whatever place meets your criteria, goals and investing style.Personally flips have not been working as well for me lately, but when we get the right BRRRR deal those are still working well.