If they don't sound like a good fit I'll tell them I have some candidates with better income, ECT that have a pending app or something to that effect.

As far as comps go, it would effectively be the same as analyzing all the properties in the town plus the scale effect of controlling all those pieces (i.e. how would that benefit or hurt the owner to own everything in a small market?)

Most get corroded & fail giving you the infamous air locks that cause havoc to effective heating, then you have the occasionally failing $118 solenoids & that expansion tank replacement every 3-4 years.

Real estate sales and property management are so different, it takes a special leader to be able to effectively manage both.

It seems like the common theme for investing OOS successfully is creating effective teams and systems in the market you'll be investing, and having solid, reliable property management who you communicate with regularly.

@Fay Brown every single time I’ve bought property there’s been some compromise.It is extremely rare to find exactly what you want in any market, though obviously it’s easier in buyer’s market (ten years ago) then a seller’s market (today).A good real estate agent should be able to help as far as what are realistic expectations and what are some areas where compromise might be advisable, in order to open up the field of possibilities a bit.It’s definitely true though, that type of financing (or lack thereof, in your friend’s case) has no effect on determine what’s out there, available in the market for making an offer.My usual advice here is: Make your own market.

If its the same in NJ, I was counseled you really don't need an operating agreement. 

@Jack B.You can certainly 121 tax free gain for 2 out of last 6 years (1/3rd) I don’t know how that first 1.5 years comes in to effect.

I think this timeline will depend a lot on people's level of worry around Covid, as well as what state and city specific regulations still in effect.

We really can't be effective if we do not organize, and that movement has begun.