Now I have added an out of country trip every 2 years. 

Local fishing trips turned into out of state fishing trips, date night went from fast food to steak houses, the used SUV turned into a new truck.......our standard of living changed.

@David DyeIf I were you I would make trip out to visit those houses and the areas in person... they are typically not the greatest of zip codes definitely C or D properties but it depends on the street and PM if you will succeed in these tougher areas.

@Kevin Galus,My investing group's accounting, tax and legal expert is coming out the weekend of Friday, September 23rd to talk about using QuickBooks in your REI business, and the next day on structuring business entities for tax advantages, asset protection against liabilities and estate planning.If you would consider a road trip to the western suburbs of Chicago, it might be worth your while to get input from a prominent JD/CPA tax attorney / accountant.

I have a feeling the tenant will trip up here and you cant move forward until all the reviews are done.  

This morning while having my coffee, I listened to the BiggerPockets Podcast between You, Brandon, and Josh.

@Robert Scholl Good Morning, Great post.

I think I got beside myself since I was looking for the best option given my lifestyle today.My time would be early mornings, weekends, and evenings to work around my fulltime job.

I started focusing on my health and exercise back in October of 2015, and within a few weeks of running every morning it was easier to pass on unhealthy foods, it easier to sit down and read a book, it was even easier to do simple things that get pushed aside like the dishes.

If you are using hard money you need to budget for the points and fees as well as traditional third party closing fees.Repairs: The money it is going to take you to rehab the property plus an extra 10% of estimated repair costs to account for unexpected repairs.Holdings Costs: Here is where a lot of investors get tripped up.