Remember try not to make too much sense but I do have some logic of why this worked.Like I mentioned above, Homepath tries to get max value.  

I never understood the logic that a single property manager or portfolio manager can know everything baout maintenance, accounting, leasing , sales, renewals, etc. so we have dedicated leasing staff, dedicated accounting, and dedicated maintenance.

My question is whether or not it is logical for me to buy a property that I can flip and work on during my time in Enid and then put it up for rent when I leave, or do I wait?

I've been doing this for less than a year, but the points JD makes are logical to me. 

But its logical to assume after a dip prices will rise again and likely go even higher.As long as those places are desirable real estate prices will increase due to great demand on finite space.

There is no logic is catering to a tenant that is moving out.

For reference I'm in Central VA, in the Fredericksburg area.I would like for some of you guys & gals that have way more experience than I to point out the flaws in my logic and hep me understand how you evaluate what numbers/metrics would make a good rental. 

I must be missing some logic/connection but cannot figure out what it is.How are people doing deals, especially smaller size ones, with a solid agreement without having to make new entities every time?

I consider myself a marketing pro first and real estate investor second...Im not scared of losing a listing if the seller isn't motivated to sell, or had unrealistic expectations.If a seller doesn't want to list a price $15k, what makes an investor think they will reduce to a reasonable arv price. ...It doesn't make logical sense...But you and anyone else can choose how to spend your marketing dollars...I thought I was helping by saving you time/money. ...I guess ppl see things how they wish to see things. 

You can show the owner your logic and rationale in coming up with that number.