You might not like the advice I am going to give you.You need to spend a couple of years working more than one job if possible and cleaning up the current financial mess you have.

You should be able to offer 6 - 8% to the regular man-on-the-street saver, and they'll think you're magic.

He bought stuff really jacked up that nobody else wanted from the bank and made great margins because his company could fix it cheap versus a regular investor.

Also, DO NOT underestimate what a spiteful roommate is willing to do to your property, food, mail, etc while you are out of the house.It might even be worth pro-rating her rent for the remaining days in January, so you can get the room cleaned up, and put on CL or however you advertise.

We regularly make offers on properties and go under contract without ever seeing the property.

Gas furnaces actually have a very long lifespan if cared for.Make sure the furnace filters are changed/cleaned regularly.

I agree with Sean, you need to tell your CPA, and s/he will have to work with it (and help you get it cleaned up).There are 3 people that I try to never surprise (read: hide stuff from): my attorney, my doctor, and my CPA.

But just last month a long term tenant moved out of the area to go back to college and when they left the house SO clean with their deposit I sent another $100 and said thank you!

This way you're going to have a full year to sell/close.Second - your property taxes might go up because it won't be your primary residence any longer - check with your municipality/state on this issue.Third - it'll cost you $$$ to clean/ spruce up the place before listing it (even if your tenants doesn't trash the place which could also happen).....

Some tenants live a clean lifestyle and their filters last longer.