I have been undeceive,  but I do know that I would like a place where the weather is great year round, possibly Caribbean or even further south, like Costa Rica.  

My plan is to do several creative deals, then move on to rehabbing before landlording and development.In April I sent out my first round of direct mail.

I want to get away from this and find crews but for the last year and a half we could not get good crews that were anywhere near our standards.

I am considering a partnership with a long time friend who lives in NE year round.

Let's just round that up to $20k in cash from your investor to buy a $100k house with $25k+ in equity.

The PM will pay for the repair from the reserve fund and then replenish it when the next round of rents come in.Regardless of how you want to handle it, there should be some contingency plan for the PM to act if you can't be reached.

My parents are just rounding 50, and I pushing them to take some equity out of their current residence, and put it into a couple rentals. 

Since working with the investor my headaches have gone away, I get about $100 cash flow after I pay the monthly mortgage, and 10% fee to the investor, but that doesn't cover a big ticket disaster that is probably looming on the horizon.The market has heated up in Denver which is bleeding down to Castle Rock, Colorado Springs and Fountain. 

In in Atlanta and wondering which neighborhoods would be ideal for that, specifically since I'm trying to cater to folks looking for a peri urban get-away...urban farming and such.

May be able to get away with painting over the wallpaper.