@Jessica CarvajalMike hit nail on the head with his post.

@Roxanna Pifer hit the nail on the head.

I've thought about a small tool kit with a small hammer and some little nails to get things hung up on the wall.

Very hard to nail down a straight answer on the prepayment protection laws there (very gray area)

@Ned @Ned Carey hit the nail on the head. 

You nailed it on the head.

I'd get those two things nailed down and then rerun your numbers. 

I am just commenting on what activity requires a real estate license and assigning contracts is selling RE without a license at least according to the investigator I had lunch with.. and some of these folks that get turned in are going to learn the hard way.. they can listen to all the equitable interest mumbo jumbo but those people spouting that are not going to pay their legal defense fees and civil penalties..I know 3 that have been nailed in the last 5 to 7 years they bring me their deals so we CLOSE on them before we market them.. all legal and all profitable or at least we hope right ?

One they just bought and hadn't fixed up yet and two that were already polished.

Plus I'm emotionally attached to what I want in the long term (potentially having property near me for family) and that is limiting my ability to just crunch numbers and invest where the deals make sense financially.Long term goal would still be a property near me for my family but if OOS investing allows that to happen in the end then it really doesn't matter if I invest locally now or not.Elliott nailed it...and you missed his point completely.