The landlord tenant act is important in determining what you have to do as landlord....more strict and higher levels of service required for true commercial vs quadplex or less.  

I have a buyer lined up with cash in hand ready to take the green house away, and I will install a new lawn on the freshly leveled ground. 

Don't forget that at least at the local commercial level most of these guys and banks know each other so if you get a good relationship (demonstrated by multiple notes with one guy) they see it and it is a confidence level for the second guy as well.I guess my long winded bottom line is develop a relationship somewhere for the first few then expand out. 

Already at the entry level I feel a burning desire to succeed in real estate and a passion I've never felt before.  

But after digging deeper and finding that investing is the route I want to take, I wonder if anyone else here has experience with First Time Home Buyer loans they used to purchase a flip.

From what you have listed I feel that I help homeowners is more personal and could appeal to a seller on a more personal level, however the I buy houses approach is more to the point of what you are trying to do.

The work included replumbing the entire home, new furnace and A/C, new water heater, Lower level gut and refinish, new patio, new garage door and garage repairs, new roof, kitchen gut, bathroom gut, hardwood refinish, new flooring, new doors, new trim, a lot of drywall work and paint.

To protect yourself from potential downturns, you should look at markets where housing returned to pre 2008 levels.

The DOS has a very clearly defined exposure level (loan balance + new closing costs).

I think looking at our properties collectively, at the portfolio level (even if you only have a few doors), is going to be important going forward.