I'm trying to jump into real estate investment and I hear frequently that your first few deals should be in your own area or market.

That is the main reason I'm not a fan of LLCs owning little houses (residential 1-4).

This is what I have done to the property and what's next.Bought at; 77,500$ (4bed/2baths) Rehab budget: 10k (but since there were major unseen problems pushed it to 13k)Closing cost; 780$Lenders fee: 7% of 100k he let me borrow so 7k Buyers agent fee: 3,500$ (3%)ARV; 125k (I will try to sell at 130k since it did not get flooded by Hurricane Harvey )Holding = 3,000$ ( 6 months holding) Profit= 17k-25k This is the work the house needs and some that I had done and what it cost me.Foundation lift (28 wholes)   = 4,050$ (done)Plumbing (while the lift pipes broke)  = 1,200$ (done)Driveway                  =2,000$Kitchen                    = 1,200$  (halfway)Roof rot repair         = 500$ (done)(did not replace the whole roof since it’s in fair condition)Laminate Flooring   = 400$     (done)Restrooms               = 800$curb appeal             = 500$Paint                         = 200$    (have it)hardy planks            = 100$framing/sheerock   = 300$      (done)bass bord                 = 250$    (have it)fans                           = 100$   (done)doors                         = 450$  (done)Helper =                     = 180$  (halway)total                          =  12,230$ left                              =770$Most of the work I’m doing my self with others except foundation, plumbing, kitchen.

I asked if there were any current issues and she brought up that the light/fan in the living room doesn't work at all.

So, I'm a huge fan of coaching.  

It may be that the fan motor in the heating unit is not turning, which can be caused a bad motor or an electrical fault in the unit, but it is likely if the breaker has tripped that the Air Conditioning System would shut down entirely so you would not have cool air in the vent.

Sorry but I’m personally not a fan of this group.I believe they are driving up this market and plan to drop properties within 3 to 5 years.  

This has so far worked for the past 3 years exceptionally well.I now work overseas with frequent trips to the US.

Bad tenants are frequently the reason someone is selling a place.

First: How many have you sent out and how frequently?