As a lender, I have thoroughly exhausted attempting to use this for a couple clients in this situation. 

Shawn,I do not agree with your assessment on the commercial side.If you are talking about paying ALL CASH for a property then at 1.2 million and below you will have more limited inventory.What I don't understand is why you are not trying to leverage with financing versus exhausting all your cash??

(i.e. when will you sell, what is the NOI, and what is your cap rate assumption - I recommend assuming a cap rate that is 20 to 50 bps, which is 0.2% to 0.5%, higher than the in-place cap rate).This is by no means exhaustive but should give you a good place to start.

Do most investor buying out of state, investing for the first time or are they experienced already exhausted their local market?

Im glad she isn't high strung cause that would have been more than an oversight.Thanks yall for the advice, you prevented several problems.

An llc or corp will work but in my research it seems that companies usually give more credit to corps…please understand that this isn’t a rule..this is my research…and plus, a corp was cheaper than an llc to set up in fl….lolSecond you want to get your business set up.

Anything that is built to be hauled down the road for miles and craned onto a foundation without hurting anything more than an occasional drywall crack is a pretty well built home IMO...

Cash for keys helps you get the property quicker and in better shape than an eviction process.

You might be held to a different standard than an unlicensed wholesaler. 

Most realtors have a completely different mindset than an investor and don’t understand what investors need, do and why.