Also just a quick add on is that attorneys do not do purchase and sale agreements in all states as the norm.With my deals in Georgia I most of the time do the purchase and sale agreements,addendums,etc. between buyer and the seller.Sometimes occasionally the buyer or the seller will send to the their attorney for review and they will give their blessing or tell them one thing they want me to add in etc.So here attorneys are not always involved except that we use closing attorneys here instead of title.It really depends on the complexity of the deal and size.LOI is just expressing interest.I like putting them into a purchase and sale as binding as soon as possible.

.- Landlording/owning the property is mostly smooth-sailing, but at occasional times can be aggravating, time-consuming, or stressful.If I sell this house, I would not immediately buy another property.

Beyond my initial goal, my interest is primarily in small MF properties and perhaps the occasional SF, all purchased as either a house hack or straight rental.

This could be weekly video calls, progress reports, or photo updates.Visit the Properties: If possible, make occasional visits to the properties.

But dang straight she was right there on closing day to pick up her commission check.So my point in all that (again I am not trying to say all brokers are idiots or anything like that) but just that sometimes the brokers can and will get offended by certain offers that you try to submit, but I feel it is not the brokers job to get involved in that part of the deal, they are hired to help the seller present his/her property in the best possible “light” so to speak in an effort to attempt to get the best possible price for the property and occasionally do a few necessities on the seller’s behalf (such as smoke cert., little things like that) and on the buyers side they are hired to find the properties that fit within the buyers parameters and help them arrange viewing and putting in offers (and occasionally they too will help with little things here and there like helping get HO ins., lining up the inspection, etc.).

Real estate investors (and I have occasionally been guilty myself) often add many unnecessary layers of complication to what could be a simple transaction, for reasons of gaining elusive or not existent advantages.  

Yet another way to work purchases includeds paying a fixed amount for their equity, as I have occasionally done with distress sellers, such as those in foreclosure.

I am having fun transitioning from Construction Company Controller in high volume new residential construction (did that 14 years until 2011), to restaurant owner (2011) (Loved serving people but hated working saturday night) to now basically a researcher/developer & project manager- having fun doing everything from designing small efficient houses to build, rehabbing existing small homes and adding master suites to them, and also in my free time trying to flip the occasional business.

(And they would also know there are other expenses like occasional repairs, property management, and vacancies.)

If you are in the SF/San Jose Bay Area, do let me know if you have occasional "meet ups" as I would like to joint like minded investors.CHARGE!!!!