I got all that and a riser with a new breaker panel for 14k.

@Amy FirminAmy, If you are bringing your kids in to teach them the business, letting them know that trying to cut costs by saving on legal fees is definitely not the best advice.A partnership template may technically cover the needs of the parties at its inception but may not be sufficient to cover the eventualities that can arise in real time.If you do find that template, spending a few bucks to have an experienced eyeballs on it to button it up seems like a good idea.

I thought I need to have a local contact- someone can come within 2 hours if issues arise?

A good option might be single family properties in Saginaw - they pay their own utilities and maintain their own lawns/snow removal, so it saves you time and money, and they're easier to sell if the need arises.  

Most fair much worse as there are a number of other issues that often arise that you seemed to have avoided.

Some of my leases need to be updated, including increasing security when increasing rent; putting in clear violations (such as tenants using electrical heaters, which is a fire hazard); having a reliable attorney ready should any legal issues arise.

Also, have a plan in place for handling noise complaints or other disputes that may arise among tenants.Lastly, make sure to familiarize yourself with local rental laws and regulations, as they may vary when renting to college students.

I'll probably get more RE as opportunities arise, but don’t miss it at all yet.

Houston and Dallas accounted for over 60 percent of the state's construction value.Median Home Prices Fall Despite Big Four RisingDespite a rise in the Big Four, Texas' median home price fell by 0.7 percent to $332,300.

The challenge arises as the city permits only true divided lite windows, leading to a cost of $40k for 4 custom-built wood arch windows to replace rotted ones facing the street.