For example, if in the rental application you don't put xyz it's illegal and you can get suedif in the rental application you mention xyz it's illegal and you can get suedif you put clause xyz in the lease, it's illegal and you can get suedif you don't put xyz clause in the lease, it's illegal and you can get suedif you sign the lease wrong, the whole lease is void and you don't have a leaseif you don't provide xyz to the tenant, you can get suednot to mention how unfriendly my state is with respect to landlords, if a tenant is not paying rent, good luck evicting them. plenty of properties in my market for dirt cheap because it has deadbeat tenants and nobody wants to deal with them.yes in an ideal world I have 20 lawyers and accountants on speed dial who I can call any time, but lawyers and accountants are expensive and I have done the math, at best if you are really lucky you can barely cover your mortgage, I don't have money for a lawyer.

Risk Reward-  as I stated earlier the S&P 500 P/E ratio is almost twice as high as real estate at a 7 cap.  

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Far too often we see investors buy properties out of state believing an agent, property manager or wholesaler they it’s a good buy.

You can learn a lot for free by seeing the standards set by the top ones, attention to detail etc.Identify a state or two you want to invest in.  

The owner provided you the leases as youve stated.

They rush me but I have to follow state/federal laws and company rules it can’t be rushed!

Purchase price: $245,000 This is a killer duplex I found for my out-of-state investor buyer client.

I was moving forward with them but was just informed i need to sign CA form D-1 which states "the insurer does not patriciate in any of the insurance guarantee funds created by California Law, therefore these funds will not pay your claims or protect your assets if the insurer becomes insolvent" .Seems kind of risky but does anyone have any thoughts on this?

I sold a building to an out of state investor about a year and a half ago and they put it under the largest remaining property management company.