I'm not opposed to rural areas like Panguitch and Kanab either, however everything I've look at in Southern Utah in last year seemed very expensive compared to other areas (Vegas and Northern AZ) and rents are rather depressed.Jean

@Brian Tafaro totally agree with you that you have to be careful about the types of units you target for rental properties (as opposed to primary residence).  

Evening Ken,Thank you for the welcome.I currently own one property working on the second deal now.I do general contracting, floors, bathrooms, kitchens, general remodeling interior / exterior.

I'm working with condos, and yes the HOA's can be a pain sometimes but the one upside is that there's no exterior maintenance, no roof to worry about, and most of the time I can call the building management first if there is an issue.  

I was actually looking to see different opinions on buying with tenants as opposed to without tenants. 

Back to the topic - I'm presuming an option to buy contract (as opposed to a P&S Agreement) would bring about even more issues in IL?

All of my properties are SFH and would not be opposed to getting some smaller multi family soon.

Yet on the bad side they have the law on their side and if they wanted to they could make life quite hard for any opposers.

But if its already pealing can I scrap exterior paint myself or is that going to violate EPA regs?

Vacant land, however, cannot have a homestead classification and I was able to get this changed so I could sell the property in 180 days as opposed to two years.