They have provided good work descriptions for about $1,300 of the work (this was for investigating and finding the issue) but the rest is pretty vague.

Your description makes tons of sense.I guess my final question for you would be: which brokerage would you consider first?

Here's what YOU'VE got to do -Upload Before & After pictures of your projects, give a brief description of the property w/ location and (if possible) provide some basic numbers - Purchase price, Rehab, ARV, Net Profit.

Your description is somewhat general but I will try my best.

In only four lines you have given a description of the worst possible landlord management traits.

Also wise to be sure your list is tailored to a specific group of people, no 'spray and pray' of huge geographical areas, unless your marketing budget allows for this.  

The owner is trying to get $55,000 for it but the comps in the area have newly renovated duplexes for $55,000 and this property I believe- have not visited site yet, judging off of seller's descriptions- should go for somewhere around lower to mid $40k range.It would be my first property and since I'm in college having to pay $6k/semester for school, I don't have the immediate funds to which a bank would accept me today but in 6 months I most likely will.

As business owners, our job is of course to run our businesses but also to strategize where the next "thing will be".Complainers don't understand the nature of "change" which is like waves rolling across an area, bouncing off boundaries, rolling back etc.What my company figured out thanks to my very smart business partner, my wife, was how to jump from one hot wave to the next, about 4 times now, changing geographical areas AND asset types each time.  

Yeah sorry for the convoluted description.

Does anyone know what geographical areas I should be focused on and possibly some good contacts to have?