I completely agree with you though, management for anything up to about 60 units, or really even 80, is very difficult. 

Do you have a list of application guidelines what you require as far as a credit score employment income, all occupants over the age of 18 must complete a separate application as well as pay for and pass a separate credit check.

Just take her to l claims court, she may choose to pay once she realises how serious you are.

Other sources of stress:  divorce (can be searched for by short time of ownership and quit claim deed), probate is not as easy as it sounds and turn around is often >12 months, vacant house... 

If I ever file a claim it will be obvious who the tenants are. 

It's not a bad idea to flip a house that you don't live in, while you continue to rent.Another option would be to use "house hacking" - buy the house with a standard or FHA mortgage, live there while you make improvements, and sell ASAP after completion.

I'd go ahead and offer without the POF unless that's completely uncustomary in your area. 

I'm a complete newbie to real estate investing but I have several different strategies I want to learn about.

Hi Dorothea,We are a licensed General Contractor in the Atlanta area with over 20 years experience of building quality homes and completing several rehab projects in Atlanta and surrounding counties.I look forward to hearing from you soon.ThanksRobert

So  now I am looking for a reliable and honest contractor to complete these projects.