To start, I'm only considering making offers on properties where the seller owns it free and clear.What is your step-by-step process?

Since I was an investor before I was an agent, I know what I was always looking for out of an agent, but I would love to hear the insights you guys have.

Looking for insight into borrowing money to cover down payments and floating capital between renovation draws.

Make your cash-offers, remodel/value add (ideally), and then cash-out into a fixed rate.  

The tenant offered from the outset to pay for it, no issues.

The rate difference between FHA and Conventional is actually over 1% right now for Multi family propertiesCurrently the rate offered is 6.75% and 193/m in PMI (private mortgage insurance)That makes the payment with taxes and insurance roughly:$3453/monthTaxes were $3820, and insurance is $1800/yrCurrently this building can rent each 2 bed unit for up to $1800/m with tenants paying all utilities.All in cost to close is: $71,414.64If you rent both units for $1800/m you can expect gross cash flow of $147/mThis is the reality of buying a turn key duplex in the area using todays rates and prices.I want to stress, that this is actually considered a great property and deal in todays market for the areaYes, prices are high, and so area rates...My goal is to show what is actually going on.

This company offers a list of top-performing cities, including several in Florida.

Adam Bartomeo -- Great market insights. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

My market is a few hours from the bay area and offers many advantages over CA.