I don't usually penalize tenants on the first late, ESPECIALLY if they reach out and communicate.  

Additionally, while a precipitous fall in oil prices has had a negative impact on “oil patch” locations, it has effectively increased the spending power of the American consumer.While there are still concerns regarding the overall health of the economy, the current real estate lending environment remains active and strong as a whole.

I feel that I have a good grasp on how they work ( the Financing structure, the funding of the Repairs into the Loan, Interest Rate, Points, Seasoning Period, Down Payment, etc. )What I'm still unsure of , is what is meant by a 5 or 7 year ARM ( as the Initial Loan that you get when you use a Portfolio Loan from the Get Go , But then after that time is up ( the 5 or 7 years ... depending on which ARM you went with ) , how then does the Financing , and More Importantly my own Personal PITI on the Property get effected, by me then having a 15, 20 or 30 year Conventional ?

For my investments (roth/taxable) I wrote a simple but effective plan that I worked passively on for a few months, this way when I'm tempted to go with a fad or get caught up in the latest fear/greed cycle I can look back to a plan I made with a cool head.  

I want to save time by going about my communications the right way.

Has anyone in the DC area found craigslist an effective source of finding motivated sellers?

It appears to me that getting separate meters for water and gas ought to be doable and cost effect.

Once you get the first deal done it will be a domino effect! 

I even use Skype and TeamViewer to communicate with clients so I'd highly recommend looking for one of the best with great references that interviews well with you.So look for someone you can connect with that works out for your situation.Feel free to ask here if you have questions

It wouldn't surprise me if this one comes bouncing back on the market after the buyer does due diligence and adds repair costs to an inflated auction effect purchase price.