I want to thank you for all of the service and support you've provided me/us during our time together.

If they have no stance against it, go for it; you'll be able to provide a high level of service to that place being just up the road.

If you then take the dealer to court the judge is going dismiss because you contracted for an illegal service.

., combined pool for downpayment, rehab, professional services, etc.).On that note, I'd assumed I would use leverage and have estimated 25% down, but I'm open to interesting cash plays.I 100% insist on using property management, and all of my planning includes that cost.Ideally I'd like to hit ~8+% cash-on-cash return after all is said and done (taxes, payments, repairs, insurance, PM fees, capex, professional services, estimated cost of vacancy and turnover, etc.).

Since then, my mother's health has declined and I am spending more and more time in Tahoe.

As of now I'm working with my junior realtor (close friend & new to the industry) to source a property where the rent income will be able to cover debt service and operating expenses all while living in one of the units (therefore, removing the rental income of that unit from the equation).

As interest rates rise and property values decline, my advice would be to season a LLC or a few to DnB Paydex scores of 80, build two 800 FICO scores and study how to pay zero income taxes (incl. studying WA business taxes vs. no state income tax rules).

They offer full service property management software, so it may be more than you need.  

I am already aware of different firms (both local and national) that provide this service but was hoping to talk to someone from the end users point of view before sitting down and talking with a professional.If you have done a Cost Segregation Study and are interested in talking over a beer or coffee please let me know! 

-researched list services to acquire leads and mass mailing services.