He eats with them, visits, but only stays the night occasionally.

I drive for dollars occasionally, but I don't believe it is yielding enough results as small multi's are not very common in my target areas.  

Occasionally, they have to fill a vacancy for their client.If you want to be a commercial broker, it will take years of working residential.If you want to be an investor, you need to decide what type of investing you wish to start with (buy and hold vs. flipping) and learn about that and start investing.

If a broker or agent just rarely does an occasional sale with those and not a specialist it is highly likely they make a mistake that impacts you and your investment today and many years to come.

There is an argument to be made that a land contract or a subject 2 structured strong enough could cross the "risk of loss passing" bar and that the bundle of rights you have in controlling the property is enough to make it equivalent to having a deeded interest in the property.We've done 1031 exchanges for land contracts occasionally. 

Partnerships are easy to get into, not always so easy to get out of.I occasionally listen to a podcast done by an attorney and accountant named Refresh Your Wealth that has covered partnerships a number of times, most recently this past April in Business Partnerships – Do's & Don'ts so it might be worth a listen.In any case, congratulations on working on your first investment property, and be sure to say hello if you come to the next RIREIG meeting!

Misspellings occur occasionally in document recording references, and sometimes the name the document is recorded in is slightly different....first name/middle initial/last name, first initial/middle name/last name, middle name only/last name, etc. ......almost got burned by this a couple of times.

@Michael Gonzalez In addition to being an architect, I am an architectural photographer and occasionally shoot for real estate.

I'm operating from Michigan and am able to take occasional trips down to Indy to keep an eye on progress.     

The projects that frankly just suck and are costly but occasionally do happen include a main sewer project (say it collapses), and a roof.