We've been in Pensacola for about a year, so we're learning the other parts of town that are better for long term rentals. 

I mean, if we had been desperado’s looking to get out of town the escrow company definitely sent us more money than they should’ve. 

It should be noted that this is a coastal town with a high appreciation rate. 

I live in North Georgia and a few people have said the town in general has declined since the casino was built but I figured that would draw more interest and the numbers still look pretty good.

Looking at some properties around there and it seems to be the norm to have a cesspool in a few towns (WW, Coventry, NK/SK)Any immediate watchouts or gotchyas / red flags?

If you are 75% complete rehab you are very close to ordering furniture IMO.3 - Look for safety hazards - i.e. uneven steps etc.If your time in town is limited I would focus on these 3 areas.  

., the latest "guru" lawyer just rolled through town convincing the tin-foil-hat crowd that everyone is coming after them, and they need to pay him to arrange privacy and asset protection.

One other consideration for Reno- college town. 

To buy a lot outright its usually around $150k or so, depending on area of town.

My goal is to scale up over the next few years and add another 10-20 doors.I ran across someone that is saying they are building quadplexes in the same town in Texas as my current rentals there, so I have some support system there.High level this is the idea on the deal:4 units constructed as 2 duplexes on one parcel.1250sqf 3/2/1 units$650k sale price, CME is $820k according to builder, will have a independent CME done if/as I move forward.Rent per unit is $1750 based on the other quad in the developmentBest guess at this point is about $16k/year cash flow at a 9.5% cap rate.Builder is a sister company of a established company in a related industry that has done "some" builds before but not a lot.