@Tim Roberts I can send you some examples of multistate portfolios I have done for investors in the last few months.I think you will find there are very competitive insurance programs for the CA properties, but they are only available for CA properties.IL & CO are a little easier to combine onto 1 policy while keeping the premium competative, but the hail and wind issues in CO may make sense to break them out again into separate policies.

In my market all homes are sold with appliances, it's rare to see any of the appliances excluded, and when they do it's usually something like their laundry machine that they really like.

Moving on...There are a few strategies at play here:Using a standard, forward 1031 exchange.Buying properties that need work (BRRR with or without the refi, utilized to achieve a higher return).Partnering with someone who can get a loan when you can't (to bring deals into grasp that were previously out of grasp).The question is, can we combine the 3?

On the wholesaling end, try to do a search on the forums using some combination of the following terms "transfer tax" & "Pennsylvania" & "wholesaling". 

Of the handful of deals I've done, I've only had one for no money down - well, just for a dollar - which is still very rare. 

Lesson learned that deals with tenants very rarely work out in your favorThe steps I use to pursue a small claims judgment are:- Texas law requires you to return the deposit (an obvious no in this case) or provide an accounting with 30 days of vacating AND being provided a forwarding address.  

Mysterious" issues rarely have a "quick fix" ...

The homeowner that is making significant money has rarely invested anything beyond their mortgage and a few upgrades.

Then take that money elsewhere and buy one-two homes that will get you more in rent per month combined (and you won't owe anything).

Basically, that combined with cash from my parents is what financed the buy and I've taken a  'loan' from them on 25% for my ownership in it.