Even if they waited a year they’d get to deduct all the selling costs, so unless they went up more than10% during that time (Oh, the horror.) they still wouldn’t owe any taxes. 3) Any adult and most teenagers could handle a portfolio of 20 or less properties with a proper manager spending less than an hour a month in it.

If you exhaust these options you'll be into the legal system and the results may be unpredictable.

My loan was a 5% down conventional loan because I got slightly better terms with that rather than an FHA loan.

If she has maintenance issues (other than an actual emergency), tell her to submit them in writing per local LL/Tenant laws, then handle as necessary.Most importantly, tighten up your screening process.

Out of state investing can be a good option, but I usually advise people to limit the out of start investing to towns that you can drive to in a couple of hours or after you feel that you have exhausted all options in your current area.

For instance if you meet a seller who really is more of a listing than an investment type deal, bam!

At the end there were numerous houses that were getting liens, and all the draws were exhausted.  

You'll lose 6-10% of that equity growth when you sell, which -- all other things being equal -- can make a cash flow situation more lucrative than an appreciation situation. 

Hit the ground running, stressed out some days, exhausted and some days so Naturally high it doesn't make any sense.

I'll be working in the Franklin area so don't want more than an hour commute.