Ideally, I would highly recommend just using a property manager from day one.

Ideally, I can come out cut-and-dry telling them to follow the rules or be out in 30 days.

Ideally you don't want to have to pay a realtor on a wholesale deal.

But ideally you'd want one who already has some RI clients with real estate, as RI has become a lot more tax-unfriendly to investors in the past few years.For example, they eliminated itemized deductions in 2011 (http://www.investmentnews.com/article/20110327/REG/303279975) and also started treating capital gains as ordinary income around the same period (http://voices.yahoo.com/elimination-preferential-tax-treatment-capital-6915746.html).That said, one of my more experienced real estate friends in RI seems to be having great luck with someone out of Ohio.

@Rolanda Eldridge yes that would be ideal for me and are keeping my eyes open.

I deal in the North side and if it is an area I am familiar with I can provide some insight.Is it listed on the MLS?

I would say that 4/2.1 would be ideal.6.Modern features such as a functional 2-person master bath, social kitchen, attached 2+ car garage, central heat and/or AC, non-gold features, etc.7.Clean, decent, functional yard (low cost of upkeep, so no pool and probably no water feature)8.B neighborhood or better, and on a decent or better street.9.Attractive curb appeal.

It would be ideal to visit each property, and I definitely agree with Jon about visiting the area.

Ideally, buy newer homes in the $130k-$150k price range, rents in the $1,300-$1,600.

I would go through the same discussion each time with them:[list]Here is what I am looking for (flips, rentals in this neighborhood, etc)When you call, I can drop everything and meet you at the propertyI have money in the bank and I am pre-qualified with a compentent mortgage bankerI will make a decision within 5 minutes of seeing the property[/list:u]I should have been the ideal buyer, but typically the agent never called me again or would send me deals that were completely opposite of what I was looking for.I finally met a Realtor that only worked with investment buyers.