So, I believe, though I've got the typical newbie "frame of mind" currently, me choosing the real estate path is at least a great start in the right direction.MentorThis is why I've kinda turned to BP and another reason why I chose the transparent route.

The "Secret" is to market enough so that you have multiple buyers to choose from-and you are "desperate" and have to "SETTLE" for the only responder!

Seller will probably take a tax hit on anything over $500k (or even over $250k if he’s been single awhile)— so there is a good advantage for him maybe,  to spread out the income over 5 years —more reason to force the terms of an owc to be way to your advantage, should you choose to go that route.  

My reason for choosing Virginia is that I have family there and have helped family purchase a house there recently.

Just make sure that they have quality gear to do the job and ask them for some sample of their portfolio to see what they consider good quality.If you want to get fancy you can also get a video tour or a virtual tour of the condo.

Many choose to LLC them, many others choose to hold them as personal assets with big insurance balloons.

For a part-timer, should I join a Bigger firm or choose a smaller shop?

For a part-timer, should I join a Bigger firm or choose a smaller shop?

You likely will choose different materials for flips than for buy-and-hold. 

How did you choose a niche when first starting out?