I always recommend checking this awesome resource , to help you define a good strategy for turnkey investing A Simple Guide for Buying Out of State Turnkey Investment PropertyYou are on the right path, now prepare a comprehensive road map for your ultimate goal, for building wealth through remote turnkey real estate investing.

Seller signed agreement that required her to present lease within a defined time period, then didn't.

Can you define clearly what an investor friendly RE agent is...to you? 

If you advertise, that step one in the funnel, if an applicant contacts you electronically, that step two in the funnel, if you pre screen, that is step three in the funnel, if you check credit and or background search, that is step four in the funnel, if you deny some applicants, that is step five in the funnel, if you select one applicant to lease too, that is step six in the funnel.You can enter the data just once, in only one system, then click a button for each step, using a decision tree you define!

But that's completely different from the average citizen trying to pull this off.The IRS can't tell where you sleep, until of course they audit you and turn your life upside down because you claimed an exemption on profits from a flip that you "intended" to live it.While a primary residence may "legally" be the place where you intend to return, that's not how the IRS defines it.

This site is definately one of a kind! 

Define "I financed".....title transfer with you holding a note/mortgage, land contract, lease purchase, etc.

Make sure you have a defined result and time frame to achieve it.

I am definately listening to that!

How do yo define "bang for your buck"?