@Thomas Cottrell, you are correct about pros and cons of out of state investing. 

Okay, so you confirmed with the legal hotline that you can represent youself and do not need to be associated with a broker as long as you represent only yourself, correct.

Sorry I tried to correct the topic, not sure how 😒

If the masonry is too ugly, then paint the brick with the correct preparation and quality paint.

I think I got this correct so far. 

If you are looking to buy 50K houses, that doesn't exist in your state, but those investments tend to be risky and best suited for experienced, local operators.Hi Brian,I wouldn't necessarily agree that due to a population decline in a state or city that's it's not a good investment.The micro economics paint a different picture than what can be found out online via research.There are areas in my market that are booming with sales and rentals flying of the shelf even tho the broad market is showing a decline in population.I think that majority of the markets in the Midwest are showing a decline on population anyway lolSomething that I have preached to investors for years now is that finding the right team to work with is more important than focusing on just the online stats/demographics.You are correct tho regarding turnkey outfits.Most are very shady and do oversell properties.Something that isn't a deal breaker as long as the property management is solid.In most cases it isn't so that kills the deal completely.Just my opinion.Thanks 

On another forum (bethepro.com), some others correctly pointed out that it's probably not a great idea to concrete around main water pipes / gas valves that are in some of these planters.

It seems that you don't have correct understanding of taxes/entity structure, hire good CPA (there are quite few of them here on BP), would be well worth it!

There is value in correcting inaccurate and/or bad advice.

I would say it sounds like you have a good opportunity if you structure things correctly to replace the income.