@Brian Christian When we first started-up, and when we enter a new area, we will try a few real estate agents until we fine one who understands investors and "gets" our approach.

I did not enter property Insurance cost but I figure it might be around 2000 per year .

But, when a business is attempting to deceive customers to convince them to enter into clearly win/lose deals, that's the other side of the line.

A rug on the front porch for continued shoe wiping prior to entering and another rug right inside the front door to leave the shoes on.

You are now buying a piece of property with a valid lease in place - this is almost always going to pass with the sale of the property due to its existence at the time of the sale.This is the not similar to your previous tax foreclosures because the owner (Bank) entered into the agreement with the tenant after the foreclosure.

With a few mouse clicks and a simple form to enter the data out pops a word document we can then print, convert to pdf to email or fax to the seller.

You should be very knowledgable when you elect to enter the business world full time.

Once this is entered, and if the defendant never shows up, then it can proceed fairly quickly, depending on the back log/scheduling in that particular court division.

In the promissory note where it reads, "This Note is a contract entered into under the laws of the State of Missouri and shall be construed and enforceable in accordance with the laws of the State of Missouri" shouldn't it be under the laws of Kansas since as the lender, I am located in Kansas?

It doesn't carry any right to encumber the property, contract for repairs, enter into any sale agreement, obtain permits or represent the property in any legal aspect.How an installment purchase agreement is viewed will be based on state law and your local jurisdiction, common practice, but no where will a lease or an option grant further rights than mentioned above, unless a greater equitable interest is established but with respect to an eviction process or a foreclosure being required.