I need an accurate estimate of what absolutely has to be done just to stabilize and get in rentable or livable condition.  

NO one returned calls, emails and then I received city violations notice in the beginning of March for 5K for the exteriors condition, emergency boarding of the property (multiple times) and a variety of other issues.  

@David Lee I hear some people say that, and am not a lawyer, but to me it really seems like calls anything off-market people on here are dealing with would meet the definition of telephone solicitation that is laid out. 

If you choose not to pay yourself that is up to you.I Rehab all my properties to “like new” condition.  

That means I will be flying in all types of conditions which is good for getting hired:) Also I really like Idaho for the fact that they offer good fly fishing, white water rafting, and bird hunting. 

I'd like to begin with an inspection of the property prior to giving them notice in order to document the condition of the unit and do some maintenance checks on filters, drains, etc.I've included more background below.

I am looking for a real estate lawyer in Charlotte, NC who handles Quitclaims.

I dont mind leaving 8-10k on the table. house was built in 2003... so it's in pretty good condition. mostly cosmetic/marketing upgrades that need to be done. so now here's where Im at. monthly rental income $2400- 5% vacancy $120 - Taxes $700 - Ins $120 - self management $192 =$1268. if I cash out 192k @ 5.5% (that's what I was told going rate for 2 family investment was) that's -$1090 = $178 free cash flow..

Hey guys I am looking for a good knowledgeable real estate and business law lawyer in Virginia, if anyone here has a good referral I would appreciate it.

Also, I worry that macroeconomic conditions are going to cause capitalization rates to start creeping upward and real estate prices to start falling.