My doctor looks (to me) like she should be in high school, but I still respect her expertise.

I don't have the cash to use as a down payment (or at least I'd prefer not to), but do have the expertise to find the properties, acquire the property, manage and lease it, and ultimately dispose it.Any insight would be appreciated, thank you!

The repairs & maintenance costs start to get pretty high after the 10 year mark and considering either leasing vs buying cash on a 2011 model for by business car.

Direct mail is not my area of expertise so I can't speak to that. 

It's best to overcome those tendencies with preparation through studying comparable values and the developing a model that fits your goals.

That the two of you have come together at such a young age, with such similar goals/values, is a rarity, in my opinion.My advice is that you either partner with a local private money guy until your tax returns show sufficient income to qualify you for a commercial portfolio loan or...Do flips to fund your buy and hold business model.

This model works well for us because although not using leverage, we can compound our investment this way and expand almost as fast with no debt.

The other comps are both 1000 sf, 3/1, and one is the exact same model home.

. - Thank you - modeling with those numbers, looks like the s-corp tax benefit would be $1,335.01 - perhaps not worth the tax-time hassle. 

We're very small, but this is my model right now.