I have started reading about real estate investing about 3 weeks ago and have formed a partnership (LLC) with two of my friends since (we're fresh off the inspiration from reading Rich Dad Poor Dad). 

Perhaps doing some small cosmetic things would help before bumping it up a little bit (fixing some small broken things or a fresh coat of paint).

I'm aware HML has a higher interest rate, but it gives me an advantage to get a better deal on a home, whereas a bank would want a home on the market (correct me if I'm wrong at all, still fresh meat :) ).Also, if anyone is in the Tacoma/Seattle area that would like to mentor me, I'm willing to donate my time and money for your experience.Thank you

This lake is fresh water, one of 7 attached by the Chain of Lakes system.  

Hey everybody,I'm a fresh out of college guy, looking to possibly start investing in real estate.

Regardless of whether you're representing yourself, them or nobody in the transaction, because you're licensed, the buyer/seller can go to the RE commission to complain about you, which could in-return cause the commission to invoke sanctions and/or fines on your broker.In fact, in the worst case, the buyer/seller could sue both and your broker if you acted illegally!

I'm picturing a nice yard with a long drive way that leads up to a detached 2 car garage (basketball hoop and all), next to a long brick house with 1100 sq ft, fenced in back yard, with a central air unit, inside you've pulled up the shag carpet to find hardwoods that you have redone, nice kitchen and bath, nothing fancy but newer flooring, newer counter tops and vanity (just rental grade), fresh paint, nice smell

I've been in many homes that from the outside I thought there would be extensive work required only to find that fresh paint or removing wall paper was all that was needed to be marketable.I'm saying, go look at yourself first before you involve others , waste their time once shame on you, waste their time again, shame on them for going with you.Now, driving by, knowing the area and your market, you should know the top end value of a home similar to what you're driving by.

Re rent at market rates with a fresh landlord tenant relationship.

Mainly from those that sell these investments. and for a fresh rehabbed house ( as long as its done right) probably fairly accurate.But there are issues you can't control like weather, tenant , dogs , etc etc.