They have an office in Florida but they handle deals across the US.

I would like to know those of you who have this also--how do you handle the pump out fee with vacating tenants?

If you have to replace one of the appliances, you don't have go go through the tedious computations to "back out" the unused depreciation for that one appliance from your lump sum group.For future reference, TurboTax Premier (home edition) will handle all the Schedule E stuff for your personal tax return.

I work full time so being able to look at properties on my schedule is important as is the ability to handle my own contracts directly.

Would tenants under a lease option handle repairs or us the owner?

New federal and state laws are coming along all the time which will control who can handle this material.

it's much simpler and less headaches to use a 3rd party service...they will handle all payemtns and escrow for taxes/insurance...this way everyone is sure it's being paid..

I have decided to hire a PM for this investment.I'm looking at small properties, 4-plex to 6 or 7 units because I can handle the 25% down on the loan.

If you want professional advice, you should always seek competent legal counsel from a broker or an attorney): 1- Do a cash-out REFI of the property BEFORE moving to give me some liquid cash. 2- Lease Option the property, but have the entire process run by my investor's club (they handle property managment, maintenance, tenant contracts and a TON of other stuff so I don't have to myself). 3- Use a portion of the liquid cash to purchase another property.

You will just need a good 1031 company to handle the money.