Don't simply hire the cheap guy.Realtor - An exceptional real estate agent is fundamental in your investing career.

I have purchased every single home I own except for my most recent primary using hard money zero down. 

I don't have any specific advice for you, except to suggest you do a search of BP for property management.

It is much easier to evict using our "no cause" option, which we are lucky to have in Washington State (with the exception of Seattle).  

Or should I just create a one page, summarize that the lease stands the same as last year except the date of the lease and the rent increase?

Dining room is pretty open to the living room beyond, through some nice cased built-in bookshelves...so opening the kitchen up also would mean that the whole house except for the bedrooms & hallway would be sort of one connected space.I am trying to rehab the house in the spirit of its 1920s design, and to make major changes only when they produce a real, indisputable improvement.     

It's an exception to securities laws regulated by the state Bureau of Real Estate originated by a broker.

get the 30 yr. you cashfllow more, so you can get a second property quicker. then a third. then a forth. it's a simple concept.good work and look ahead, never behind (except when evaluating mistakes). :)

Hang on a few more years and enjoy the very low vacancy, maintenance, and rapidly appreciating rent that comes with a condo in O4W.If you have a good tenant, then keep rent the same and don't think about the property except at renewal time.  

This has created a challenge, because:1.He cannot be on the note for the building as a rule for the self directed IRA (may be an exception if the note is non-recourse, but I can ask his plan administrator for the specifics around this).2.Conventional mortgages require evidence of the down payment for the person on the note and I don’t currently have that much in my account (although I could show enough submitted invoices to have that much in my account and might be able to get the full amount in time).Given this, I am thinking that we only have a couple of options:1.A non-conventional loan.