Dealing with contractors can be more difficult than pulling teeth.

Every 401k I have ever seen has safer NON-stock choices such as bond funds.

@Bo Bond explains very well in detail why this is such a struggle.BUT....if your lender is more flexible, then you can move to a single Master Policy for all of your properties and closing can become much easier for everyone.As an example, if your Master Policy has an effective date of 10/1/22-10/1/23, and you are closing on a property on 11/1, we can issue your lender a certificate of insurance with the new location with an eff date of 11/1/22-10/1/23. 

There will be exceptions, but very few.also For every dollar you invest now in a rental you have a 4-5 percent opportunity cost with bonds to factor in your equation.  

So ahead of your visit find a local realtor that can manage property and get one with a bonded list of contractors that they use regularly. 

Has anyone ever worked with bail-bond companies?

Justin,If you are looking for passive income, look into stocks/bonds.

I’ll buy a bond to wrap around your lis pendens so I can still sell and will then come after you for filing frivolous actions 😁 

You need to Clean the substrate first (TSP/degreaser), use a bonding primer and then I would recommend Sherwin Williams Emerald Urethanized trim paint.

I would say 8 cap with financing near that and bonds at 5% isn’t necessary that great, however obviously dc proper has some pretty good deals rn, so it would really depend on how much of a discount I was getting off peak price, I do think dc eventually comes back and land near the Capitol isn’t gonna stay down for long, otoh there is a potential it comes in the form of more housing, more retail in the former office spaces and that even if the area Improves they build enough retail that your values don’t.