Which city and states are good to invest.

Stick to that script, and you should be good to go. 

At this point I had found I was pretty good at finding and managing tenants so I partnered with a real estate broker and started managing for other investors.

He will tell you, INTER ALIA, that you want inspection, financing, attorney review, title review, insurance, environmental, and survey review.Second, get a GOOD home inspector lined up.Third, get your banker lined up.THEN you can start looking.Also, keep in mind that backing out of a contract must relate to the contingency being used, and can only be triggered AFTER a good faith effort comply with/fulfill the contingency.

Commission rates, like any other good or service are based on supply and demand.The settlement is likely to lead to a lot of agents leaving the business.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Overall, if they meet your screening criteria, it can be a good arrangement.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

The one place that still imo offers a good combo of being nice, being affordable and having a little upside left imo is the eastern shore of Md, I just bought a flip down there (though it’s pretty hard if not impossible to find great value add even there) but it’s affordable, growing (a lot of people coming from dc, New York, Philly area.) but still not really a big enough market that any major operators are out there yet. 

The fact that a landlord had to even start an eviction is not good.- Best way to try to hide an eviction or bad relationship with landlord is to claim you were living with a relative and not paying rent or paying them cash.