That way you aren't tied to time & materials.  

I'd like to create a list of things to look for that aren't obtrusive and annoying to tenants while focusing on the high frequency issues, and damage beyond expected "wear and tear".Thanks in advance!

Tim,People aren't going to like what I'm about to tell you, but the truth is with technology, buying out of state is not nearly as difficult as you think.My last 12 deals have all come out of state.

Other than that, there is no reason why they aren't paying on time.

That means you aren't "speculating".

Something I haven't thought of yet.M husband works full time in the military and we are NOT wanting to purchase a large quantity of properties at this time.  

.- Avoid agents that have been doing it a while, but that aren't sourced via referral.

When I work with other lenders, a lot of times I have to check in and remind them about the timeline and when they need to do things, with this guy he is always on top of it and we haven't had to push a closing because of financing yet.So as a buyer I would shop around for rates to make sure you aren't getting screwed, but if their preferred lender is competitive, I would trust your agent's recommendation.  

I don't feel safe in war zones or ghettos, so that excludes a lot of the north and east parts of the valley, but that doesn't meant there aren't pockets of nice places with good returns.My Cap Rate and CoC Return were 6.7%, as I am currently not leveraged in any of my properties.

Sometimes, those "cut" times are simply aren't true.