I even send letters in November reminding my tenants that the best gift they can give is the roof over their family's head.

Overall Lowe's is the most expensive out of the 3, but I will shop there if something is on sale.For rentals, one store I use that some people overlook is the Habitat Restore.

they also run and partner up with a local realtor.I've spent a lot of time doing due diligence on them i'm sure i've paid more what a local investor would in rehabs + purchase price but i plan to work with a few vendors long term put up the capital and have relatively hassle free rental properties as i'm located offshore.i'm flying to atlanta personally in 2 weeks to meet some people on the ground i'm also going to meet a few rental managers as a backup in case the guys i'm dealing with pack up shop and go home.any recommendations on property managers?

The plan here is for me to buy my aunt out and eventually mom will gift me the home. maybe i should have said this in beginging as this may change things.

My short term goal is to make real estate investing a full time job, either at a real estate investment shop, or in an entrepreneurial capacity.

True storyI am from Australia & took the wife there for several weeks, (REI does pay well).So we are in the souvenir shop at the Sydney Australia airport.

Or, did you use photo shop?

You are truly gifted.

If you are covering your son/daughter's portion of the rent you can charge them rent and then "gift" it back to them at the beginning/end of each year.

Just spend time during your 1 to 1.5 years to make a kick-*** business proposal and shop it around until you find the right people to do a 1031 (tenant-in-common) kind of situation.