I'm in CA and am primarily looking in the Midwest and Southeast, which explains the interest in ready-to-go properties as I'd be using a PM anyways.Now, because I'm looking out of state, FHA's benefits for live-in 2-4 units wouldn't be in play; as such I'm curious how to think of the differences would be in finding say a 3-4 unit property vs. something larger (but not massive) like 5-10 units.

I think I might have written it in a confusing way but my thought was that if I got say a bathroom/kitchen faucet for a rental property and then return it when it had worn down or been broken by a tenant and use that money to purchase a new one or a upgraded one. 

Compare that to say a 200k house and 1400–1600 rent locally off the mls here in Raleigh.

She wants $190 to be able to move out to a new place.Im no pro at rehab estimates but id say a good $80k/$100k is needed in rehab. the block is undergoing gentrification but she doesnt want to sell it to a typical old wig investor.

I know, a lot people are gonna say--a lot of things...:)I have been reading people's stories here and tried to understand how people would get burned on rental property investing when market crashed.

Say a $2000 a month house rental.

Here is an example of why I say a website is not that importanthttp://www.biggerpockets.com/forums/223/topics/167...

Take the seller to their opportunities or requirements, you just reduced the cash they will have to work with, they may be losing a third of their profit and any reasonable investment can't compete with seller financing using all of their profits.If cash is required, say a medical bill, explain that you can arrange that at less of a discount than they may lose by paying taxes.

I do all day to day management..We each put in half of the down payment, partner qualifies for loan, I do all day to management.Portfolio LoansPartner puts down 10% to 20%, I put down $0 but do all day to day management.What I am wondering is what would make sense in either a long term buy and hold together for say 15 years +, or also if there is a good way to 'cash the partner out' in say a 4-7 year window with a good rate of return.Thanks, Dan Dietz

For Galveston county I would say a lot depends on what the oil and gas do next year.