If you want to get R/V ratios where you can get decent cash flow (even with maximum leverage) and favorable rates of return, then you'll probably need to look elsewhere (as in out-of-state).I've compiled a report called the "2013 Housing Market Forecast" that might help point you in the right direction as far as market choices, but I will also tell you that I am working on an article specifically addressing the question of "Where should I invest?"

Some things like mattresses I ordered online, some items I got from the Habitat store and some from the local stores there.I semi-lived in the property during a lot of the renovation.

Since banks will not loan to me for rehabbing I either have a choice of private money or a HELOC and in Michigan HELOC rates are cheaper.

Things I like about Keller Williams is the extensive online training available and tremendous support.

BTW all the classes I took were online.

So the choice is a personal one.The most important part is screening the tenant.

I am not sure because:(1) The choice to hire a PM is mine, not the seller's, so why should the seller come off their asking price to accommodate my personal choice?

Here in California, you can check online to see if the contractor's license is active, if they are bonded, and if they have worker's comp.

I haven't heard that, and couldn't immediately find it online, but it's possible.

Is waiting until I have finished creating my on-line presence (website and FB) the wrong way to go before I start marketing to motivated sellers and absentee owners.