Needless to say, we did not buy the USDA foreclosure the other day and I'm not about to start worrying about racing to the registry at this stage of my investing (I did stay at a Holiday Inn Express...) 

So she expressed a starting point 260k.

Granted the letter has to be signature request delivery guaranteed etc. when it comes back now you can go file.

This is a general response, naming attributes, based on your post and what I would want personally:-Monitored, police response -motion sensors in appropriate areas-cameras both indoor (public areas)  & outdoors - motion activated, records to cloud, holds for minimum 48 hours, w/ audio capability-remote light switch control-remote alarm mode settings : on, off, at home-remote lock / unlock entrance-remote doorbell camera (service, delivery interaction)-temperature & flood sensors around appropiate areas-alert capability (various) set for your concerns-ample exterior motion dection led lighting, some solar powered lights that illuminate all night-phone app that you are comfortable usingThere are more attributes I would want but I'll stop here. 

I had thought about investing in 50 k houses in Columbus or some Midwest areas.What I am expressing now is my new thoughts on REI strategy.If I am investing OOS on 50k houses, I might be better investing in mobile home parks in Modesto, which is only 1.5 hr drive away.

For example, any person employed by a managing broker if the person is limited in property management to any of the following activities: Delivering a lease application, a lease, or any amendment thereof to any person;Receiving a lease application, lease, or amendment thereof, a security deposit, rental payment, or any related payment for delivery to and made payable to the real estate firm or owner;Showing a rental unit to any person, or executing leases or rental agreements, and the employee or retainee is acting under the direct instruction of the owner or designated or managing brokerProviding information about a rental unit, a lease, an application for lease, or a security deposit and rental amounts to any prospective tenant; orAssisting in the performance of property management functions by carrying out administrative, clerical, financial, or maintenance tasks.For more information about these and other Washington property management requirements and exceptions, please contact the Washington Real Estate Commission.

But we sat and talked about it and I expressed my passion for it and the need for her support whether physically or emotionally.

Coverage is great and wear is super,, Sherwin Williams has a great builder brand also and the corporate complex I worked at had account with them good paint and they had delivery so we'd order up enough for our monthly turns..

I asked the PM to get them a letter to sign that they are moving out and no more landlord and tenant(s) relationship, etc.. the PM company seems that don't even know how to or they claimed that they never issue any paperwork as long as they got the keys back.. that's why I suspect that the PM/tenant(s) may be doing many under table or fishy stuff, such as use someone names on the lease and rent out to different people. all cash deals and no records in a way.The delivery of the security deposit accounting is not a matter in a way as long as I send it out say certified and registered mail with tracking, etc.

The only thing I'd suggest is getting lending home in touch with the seller, and having them express clearly that they will 100% be funding this loan.The seller, short of cold feet, would likely want to avoid starting process over.