I would try to get a 5 or 6 month lease at cheap after a washer dryer add then renew in June for a higher amount or register it then and optimize the rent. 

Because there was barely any cheap product and I had buyers looking for this type of product.

And maybe throw in one big one where the cash flow might not be great but I think in the next year the prices will return to normal and anybody thats got one is going to get a really nice bump in equity.Personally, I have two large ones (2,000 and 2,400 sq ft) that I'm all in for nothing down because I built at a good price.

Hey Joshua,I'm currently in the throws of a development project in Brooklyn, and the $300 a sf model is a little light, especially if you plan on decent finishes. 

I started investing in rental properties in the Scranton area around  6 months ago, and I also just started doing Fix & Flips in the surrounding areas Olyphant, and Taylor, Old Forge. and I would love to ask if you are doing in this area please share your success stories in that area, I am really curious if people have seen success in this cheap market, and let's help each other with info,  I would love to hear from you, and help you with the knowledge that I gathered in this 6 months.Thank you  I would love to hear from you.

Right now, you are just saying - I have money and will throw it into real estate anywhere that someone says is good.

Luckily this was a super cheap property so I could afford the additional down payment.

Hi Mike,I don't know the specific answer to your question, but the dirt cheap bare minimum 'online' brokerage that I've seen a lot of people use, after spinning their wheels and doing a bunch of research, is these guys.To align expectations: you get what you pay for, which in your case may end up being 100% perfectly fine.

If we throw all of this out of the window, what would you recommend I set up for both asset protection, minimizing tax liability (including CA crazy $800 per LLC fee), and probate planing.

Tenant brought throw rugs . so at turn over it was just take a fire hose to the interior for the turn. :) LOVE IT.