My opinion is ultimately the PM company should be held liable to make sure this vendor gets paid.The PM agreement states: (21) hire contractors to repair, maintain, redecorate, or alter the Property provided that Broker does not expend more than $ for any single repair, maintenance item, redecoration, or alteration without Owner’s consent; Leasing & Management Agreement concerning: (TAR-2201) 6-1-10 Initialed for Identification by: Broker/Associate and Owner , Page 3 of 11 (22) hire contractors to make emergency repairs to the Property without regard to the expense limitation in Paragraph 4A(21) that Broker determines are necessary to protect the Property or the health or safety of an ordinary tenant;3) Should/Could the vendor file a mechanics lien at this point?

I'm In Washington State, prices are pretty high right now, and there is not much inventory in the aria I am looking.

A GRM of 10 is pretty good for my area.

I have been a bit overwhelmed dealing with this property, as it is my first time and I am the sort of person to get pretty fixated on details.I have  a lot of experience preparing scopes of work, having worked many years for big firms specializing in things like military construction.

hey jordan, i'm from st. louis originally and got lured back last year after a couple years in toronto. my wife and i are new to investing, close on our first property (a little sfr in the shaw neighborhood) in a couple weeks. we're in the same ballpark you are in terms of targets. we've been monitoring duplexes pretty closely for a couple months now, and it seems the market for multi-families in the neighborhoods you're hearing about (tower grove south, tower grove east, fox park) is very competitive. university city and clayton might also be areas to consider (near washington university and on our train line). i'm a newbie to investing but an olbie when it comes to stl, so i'm happy to answer questions you've got to the best of my ability. 

I use publisher and pretty much copied someone's just listed / just sold style.

Wendell and Knightdale are pretty closely linked...Knightdale being more of a bedroom community I think. 

I feel like I could be pretty resilient from investing in the stock market for a few years but I guess I will never know if a bad deal would permanently scare me off or not since I've never owned a home before.Do you think rather than finding an amazing deal it would suffice for now simply to find something that could reduce what I would be spending on rent somewhere and then continue to search for good deals?

The auction.com title reports can be pretty poor.  

I would start with youtube or find a friend whos pretty decent with excel.......then go from there.