Yeah so we missed the due diligence part.

Additionally, we have to hand deliver or send the deposit back via certified mail within 30 days of the end of tenancy, along with an itemized list of any deductions.Again, not sure of the laws in Ga, but make sure you don't get hung out to dry because you missed out on one of these little loopholes.

If we gave notice 10 days before rent is due, and they don't pay July, we start the eviction process the first day of missed rent.

I spread the mailings out so that about the same number hit the mail each day mail is delivered but I don't sweat if one day is missed and I need to double up on another.

According to analysis by Ben Leybovich you should calculate about $150 - $170 per unit per month for capital expenditures over time (boilers, water heaters, flooring, roofing, siding, etc, etc) for buy & hold properties.If your $600 is missing some of those items you might be in trouble.Hopefully, you've used the BP analysis tools (free!)

Said another way; Because most successful realtors are also property investors, what's to stop realtors using "buyers" to find deals for themselves.I suppose that the answer is obvious: don't use a realtor for buying, but it's my first property, I I want to ensure that I don't miss a legal step that ends up costing me huge money - and I'm not so good at negotiating - and Realtors are necessary to determine fair market value.This situation seems to have happened to me, whereby I found a good deal, then asked my Realtor to show it to me.

You didn't mention (or I missed) average rents for the 4 units you're looking at.

They will if you look the other way.The above allows me to control the materials going in to my project, and allows me to eliminate a bad contractor or subcontractor without missing a beat. 

However, you may have already missed the date to make that immediately effective.Start with a finding a good lawyer to help you through this event. 

Anything I am missing anything here or just does this seem too good to pass up?