I work for a direct lender and we provide financing in Indianapolis along with 35 other states so I can guide you through the nuances across various states.

I prefer to source all my deals off-market, which allows me to find properties with less competition and negotiate directly with motivated sellers.

There are no problems being a landlord , just buy a property take the first renter that applies and rake in the cash . 

They have many servicesWe used them for our living trust -didn’t deal directly with mark but people were Knowledgeable and was easy to work with

Liquidated DamagesIf the Subcontractor fails to complete the work by the agreed completion date, liquidated damages of $[Insert Amount] per day will apply.

So, I’m curious how you are managing to find your deals, whether you are buying at auctions or via marketing direct to sellers.

When maintenance is scheduled, we send out a reminder, and if they won't be home, they can easily authorize entry.Sometimes, our contractors will contact tenants directly to arrange the most convenient dates and times for visits.

Common sources of such properties include:Foreclosures: Homes that have been repossessed by banks due to non-payment.Distressed Properties: Homes that are in poor condition and need a lot of work.Auctions: Properties sold at auction for below market value.Off-market Deals: Properties that aren't listed on the MLS but are available for sale through direct outreach or networking.The key is to buy a property at a price low enough to ensure that even after renovations, the home will appraise for a higher value.2.

Quote from @Evan Haas: I'm focusing on 2-4 MF properties, but if the numbers worked for 5+ when I'm open to that too, I just am assuming I don't have the capital yet to go in that direction. 

I want to be able to send mailers directly from my CRM.