The thinking with the institutions is that you're not doing as much as you would on a $5M-$10M transaction as the sellers and buyers typically already know eachother, have teams to underwrite the properties, and have attorneys to handle the contracts.

I am starting out later in life (age 50) and looking to have some passive cash flow and hoping for appreciation over time. 

We have a handful of properties in TN and MS, mostly older homes and maintenance is starting to dig into our profits. 

When is the latest date we have to provide the notice in order to not have to pay their moving expenses?   

Another positive is that it looks like a lot of the hillside owners have a good amount of equity and it's possible that you might be able to find a good off market deal on one of them.

The seller has countered with the following conditions:- Loan to value (LTV): 80%- Earnest money held by seller's recommended property management company- Final inspection within 1 day of closing- Commission paid by to buyer's agent is 2% of final sales price.I'm seeking advice on how to proceed, as I have some concerns:- Why would the seller request an 80% LTV?

Quickbooks is too general although we have been using it for years.

As one of the first steps, I am trying to come up with a buy box.

The thought by joining is to get updates on local laws, disclosures, and overall market conditions.We know that markets are hyper local, so having knowledge as to what's happening might be beneficial to how we invest.

He never would have gotten it rented in essence before your lease was up.