@Angie Brooks is correct, typically you would start with an LOI. 

When I talk with local brokers, they typically only know of the local/regional tenants looking for space rather than any national tenants.

But haven't explored this option.One question, what is a typical ROI you look for on Investments around RVA?

Typically folks buy turnkey out of state so they can hit the lower cost markets. 

Leverage is a force multiplier: It can move a project along quickly and increase returns if things are going well, but if a project’s loans are under stress – typically when its return on assets isn’t enough to cover interest payments – investors tend to lose quickly and a lot.As a general rule, leverage should not exceed 75% of the total property value, including mezzanine and preferred equity, because both of these types of debt sit ahead of common equity in payment order.

Every time money exchanges hands, typically two people are happy about it and have accomplished a goal.Your second ressource is energy; this includes your creativity and your negotiation skills and what some people call financial engineering - aka putting deals together.

In the meantime, your strategy may work but understand that decent investment properties are typically in a multiple offer situation going to the highest and best bidder.

Some owners will want to know about every maintenance item that comes up as it does, some are OK with seeing it on monthly reports, some owners, typically long-term clients, trust your judgment and may only ask for details about this or that if the item is unexpected or unusual.- Yes- Quarterly would be slow; most PMs send these each month.- How you pay PM fees and structure, you have some discretion over.

Now I typically will go to the property and give an estimate, take photos and create a scope of work in the first 3 days, then we revise it when the inspection report comes back, and then we bring in the contractors. 

owner has not rented it out this semester due to do some rehab, actually did most of the bathrooms and they are in good shape, carpet is awful, needs paint, kitchen cabinets and better lighting. lower level apt needs gutted due to toilet leaking from above. here are the numbers:purchase price 330krents last semester avg=333/month, did not rent over summer, "I let them just leave their stuff til the next semester", my friend was seeing RED after this statement...expensesrents (if occupied at 333)=3663/monthtaxes 2200garbage =100 (actual quote from WM)water and sewage 525electrical=passed through to tenantPM=started looking, but quotes at 8-10%insurance= 300 (est.)planning on ripping carpet out and going with vinyl hardwood throughout, new cabinets in kitchen and paint, fix lighting and general clean up. plan to get rents up to 500-550 month, lease term 1 year. interviewed PM and he said they take one month's rent for placing a tenant, is this typical?