I'm not surprised because everyone I told feels the same way, just do my first investment.

It just makes too much sense if you have a choice to go for a 60k listing needing 20k of repairs and possible surprises OR the rehabbed listing for 80k down the street...close, place and automate...done!

From what I've heard you need to buy sight unseen and as is, so I'm curious if you just factored any surprises in the price or had some other method.

Filling the spot we left should be as simple as handing the new person the guide we have wrote and over seeing.Our numbers are fantastic when it comes to cash flow / ROI ( not a surprise when you buy cash and do all the work yourself)Now the issue, Buying these houses all cash, I have not forced my self to understand leverage, financing, and all aspects of raising capital creatively.

That's just how I do things as I don't like "surprises" but those are always a possibility...

The surprise may be on you if you have an incident and your insurer finds out you have a vacant dwelling. 

The water is actually not separated from us so we know the water bill - ~$60 for both town homes.Therefore, monthly cash-flow without unexpected expenses would be $370-$920.

At least it doesn't snow (much) in Atlanta :)I am surprised they can't do anything to fix it.  

@Paula Smith I'm not surprised that you are getting conflicting legal ideas.  

I plan to find a better PM soon or maybe try to do it myself, if possible.We would be in Fort Lauderdale.Last summer when we were on vacation for a month in Florida, several severe events happened at one of the buildings in MN and I was surprised how easily I could fix the problems remotely with just a few phone calls.