Steve, I agree with Mblaff - I usually target $300 - $400 and I too pay a property mgmt company 6%.

As an LLC is a tax pass-through entity, you (the owner) will receive the same tax benefits as you would if you deducted these repair/improvement expenses on your personal taxes--but, if you use the LLC, it helps legitimize the LLC, is more defendable in an audit b/c it reflects a real business process instead of tax evasion, and frankly it makes it easier and faster during tax time.How might this help in reality?

:D Can you give me some more details as to what kinds of properties you want to target?

In my opinion it would be much easier and safer transaction to structure a one year lease option to buy with a sizable amount down from the tenant.Good luck!

For example, i have looked at town homes, 4plexs, single family homes, Modular homes, etc. when i look at each one of these, they all have there different qualities. but New Modular homes seem to feel like they might be an easier investment to get started with to get my feet wet. they are cheaper, and they look like they would make a higher profit in renting them out.I hope my question is clear, and thanks for your help

CL, websites, college BB's, and referrals are (largely) TARGET marketing.

The area we have targeted is where we grew up- so we know it well, and has better projected revenue for us- the area is growing and alot of commercial investors from NYC are putting money into the community: parks, arts/crafts store fronts, cafes, restaurants.

I am sure it is but not sure exactly what benefit she could be getting to make it a little easier to be successful.

You don't have to sell 100% of the mortgage, you could do a partial.A cleaner and easier way to do it is to just have multiple notes set up in the first place. 80/15/5 and sell of one of them if you need the cash.

Leverage and other creative financing is easier when dealing with improvements and not land as lenders do not like lending on land.