Davon,I guess it depends on many variables that you didn't provide, such as how much the late fee is, and whether you want her to continue her tenancy or prefer to get someone else in.  

That said, I am tempted to experiment what it's like actually living in another area, either to eliminate or to reinforce my preference for the east.

And No multifamily. 4) rent ratio above 1.3% 5) ultimate goal is to net $200 minimum off each property/month regardless of purchase price and rents. 6) we try for good schools but it's hard in the c class properties.7) we also consider the crime rates in the area. 8) we prefer already rented if through a turnkey company. 9) we try not to buy more than 1 home in the same area.

I prefer to start with my budget and focus on areas that would be feasible for the amount of cash I have. 

Hello BP'ers,Finally gearing up to take the plunge in Kansas City, MO and am looking for attorney(LLC and real estate) and investment-friendly broker/lender recommendations (preferably fellow BP'ers).Suggestions welcome. 

Sub-to is preferred but either serves my purpose.

Once they are rented we will move them to a second policy with preferred rates.

Attorneys would prefer to sell the real estate directly to an end buyer.  

(IE: Most investor jobs)Meanwhile the guys with a real business who have real systems and employees to assure that things aren't getting screwed up learned LONG AGO that they had to charge about 5x more than the buck in a truck, and know better than to even sign a contract that won't assuredly pay them at the end of the day.

However, he told me in order to assure him that I'm not wasting his time he needs me to sign a buyer representation agreement.