No renovations, but cashflow negative (wont hire property manager anymore just to breakeven) @$170-18503. 1031 and buy in WA where we can manage on our ownSame problems with others, we have limited cash available. if we do buy on WA , few concerns are:We are intermittently rehabbing our current home to be rented as Nursing Home eventually hopefully in 2 yrs. home in WA are more expensive and would need higher downpayment and it would be challenging for us because our DTI is high already, we would have do to a dscr thats 100k++ DPSorry for the lengthy post, hope to hear from you!

Depends on really what you are looking for:-Speed - some HMLS can go "no appraisal" so can close very quickly and beat cash offers if you are in a competitive market to buy-Interest Rates - can range anywhere from around 8% to 13% (same with "points") but not usually as huge of a concern for flippers since the terms are so short-Leverage - depending on your risk appetite / capital - this is also a top concern for some (almost always over and above rates/fees) can see anywhere from around 80% LTC to even mid 90s LTC (including 100% of rehab budget)

That said, I completely understand your concern about deals looking "too good to be true" when you’re putting in 50% down.To avoid this, it’s best to analyze properties as if you were using more traditional financing (20-25% down).

Start with BiggerPockets Ultimate Beginners Guide (free).

I know that my COC my be lower, etc but my main concern since its my first property is being cash flow positive.  

- Legal and Regulatory Concerns: Are there any local laws or regulations in Fredericksburg, Virginia, that I should be aware of regarding pets in rental properties?

But, the parts that would concern me the most are the unknowns after the fact.  

By this I mean the liability event that has you so concerned. 

Its simple arithrimetic but often there is an angle and no prop is the same.  6)  good beginner rule I use for myself is that for a buy and hold multi - if it needs more than 10k of work its probably not a great FIRST investment.  

A quick non-political note on two topics I can’t seem to avoid: mass-deportation and tariffs.I am not concerned about the saber-rattling from the TV talking heads about “mass deportation” and “tariffs.”