I am flexible with their schedule and when I call them in at their convenience they know all is ready to go and I even clean up for them. 

@Johnson DesirBelow is the % of Cash sales to total volume closedLee County (fort myers, cape coral, estero, bonita springs) : SFM: 40%  Cash buyers  Condos/Townhomes: 65% Cash buyersCollier County (naples, marco island): SFM: 50% Cash buyers  Condos/Townhomes: 70% Cash buyersMostly all of the investors I deal with are all cash.Are you looking to invest in some property near one of our many sunny and clean beaches?

Michael Fanoni You need to weigh your risks, if the clean-up guy goes to clean gutter, falls down, and breaks his hips, can't work forever, then obviously you will have to shoulder a big ticket, lawyers will go after you so hard that it will make more sense to foreclose.

Multiple business entities each have their own purchasing power once their credit is established and there are ways to do that.The second is protection against liability.

For my first deal I would like to know whether it would be better to purchase an investment duplex out of state or wait until I establish employment and purchase a duplex to owner occupy it in my local area.Sincerely,John G.

Reasonable times of use, cleaning up after yourself, any areas of the property that are forbidden (IE garage or attic), are they going to bring their own dishes or are you going to provide them, maybe even something about "quiet" hours.

He has consistently bought one property a year.Get established with a local REIA (Real Estate Investors Association) and network for a seller finance or potential partnership where you bird dog a deal and have someone bring in capital that doesn't want to manage it (some skin in the game will always help get someone else off the sidelines and bring them to your deal.If you have solid credit call local banks/credit unions.  

Property is not zoned Commercial (zoned for a mulli family resiential) so knowing this, trying to keep my Nose clean w the city!

This is particularly true if you establish a pattern of buying, rehabbing, renting for a year and selling.  

If I were putting my house on the market, I would either A) make sure its vacant, cleaned so it "shows well", or B) staged in such a manner so as to attract the best offers.