You don't need a "company" (LLC, etc) yet.What you need to get started is:1) A process2) A teamKnow exactly how your process will work:a) Meeting cash buyers & understanding their needsb) Finding motivated sellersc) Evaluating propertiesd) Calculating offerse) Testing the water with your buyer(s) if necessaryf) Negotiationg) Closing via a contract/agreementh) Assignment to a cash buyer via another contract/agreementi) Receiving payment at closingFor your team, you'll need to know:a) Cash buyers, of courseb) Real estate agent(s) or broker(s) - provide comps, MLS opportunities, etc.c) Title company (preferred to have one you use for your deals)d) Attorney (required in some states)Best of luck!"

Estimated Income and Expense:Rental Income:1st Floor 2 beds with finished basement and extended kitchen 1,300.002nd Floor 2 beds 1,100.001 Car Garage 125.00 Monthly Income $ 2,525.00 Yearly Income: $ 30,300.00 Yearly Expenses: Real Estate Taxes $ 8, 187.00 (these taxes can and should be appealed for a lower Assessment an estimated lower assessment should be about 300,000.00 which would reduce the annual taxes to $ 6,768.00.)Homeowners Insurance 1,200.00 TOTAL YEARLY EXPENSES: $ 9,387.00The water and sewer will have to be divided between the 2 apartments, the gas and electric are already separated.

(Almost)I was just up in Tacoma today, sitting on the water wishing I was drinking beer.

Most Realtor contracts detail in the Buyer Deposit section that the deposit is the only liquid damages entitled to the seller in the event of default.

It will be difficult to prove any damages without it.

Heck, around here, 10 years old should be interpreted to mean "the HVAC has a little more but not much more time," and "get ready to buy a new water heater."

But we had some of the issues you noted, small things are big in the eye of an inspector, we had one item I missed entirely, posts for the deck on the house were not bad, but were discolored and getting damaged.

A water tower erected 400 feet away may be an eyesore from a backyard.

Do you pay water or other utility as landlord??

FM generally claims to have gotten an appraisal (or some sort of valuation) prior to listing and adjusted for damage, repairs, etc.