I'm assuming principal is not written in the loss category even though it goes against your cashflow.

Even with all that online bullcrap, I think you could find a mentor of this site to help you and learn more for less. 

If you have the proper legal documents in place and a strong tenant vetting process you can avoid much of the risk, though it's never fool proof, even with a PM. 

As the population continues to grow and more high income earners move here to work at Toyota, Boom, etc. the average purchase price will continue to rise making it even more difficult for first time buyers to break into the market.

Your goal should be to break even or come close in the first year, then let inflation work in your favor for rental renewals and building equity.

A lot of investors prefer to use OPM (Other Peoples Money) even if they have the capital to purchase it all cash.

There are very workable cash out refinances and helocs that are surprisingly easy to qualify for even on investment properties.

Still waiting on an estimate from this contractor and meeting with one more this evening. on one hand, if it is in the budget, would it be smarter to lay the nicer things, but then the unknown of a bad renter tearing the house up makes me nervous.

What would you do in this situation, is there some course of action to take other than just waiting for them to answer (which at this point I am not even sure if the lights are still on or they're just ignoring us) Thanks for the help!!

here's what i personally am doing.  2 things.1. i will BRRRR something that breaks even on rent IF i can force a huge gain in equity.  2. i'm looking for seller finance deals.