The reason I made the move to invest outside of my town was because it would force me to treat it like a business and find a proper PM instead of dealing with handymen and call outs etc.

Hey there @Elias Ramirez - Congrats for hopping in the forums and getting your first post up! 

I would then follow that up with a lease violation letter aka notice to correct.

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They're the intermediaries for a reason... they don't record the deed until the funds and all of the documents are properly filled out. 

A good broker will be able to set you up with those companies. 

Key lessons learned: use a cost-per-square-foot estimate from previous projects rather than relying solely on GC quotes, as they often underbid but end up costing more in the long run.The property is under a 2-year lease at $1,750/month.

So you can of course cherry pick those and stay low risk, but then you're much less likely to hit your $120K/year since you can only do as many of those deals as come up and you successfully beat the competition out on.

Once you have the LLC set up with the DCCA, you can just record a quitclaim deed with any escrow company, no lawyer necessary except to draft the deed. 

For that reason I wouls suggest Probates.