Amazing, just simply amazing!

I'm going to continue using BP for knowledge, going to check out the local REIA, and simply work on gathering as much information as possible for my venture into real estate investing. :)@Sean Holmer I'm leaving my options open to all of Virginia at the moment.

I recently was in an auction house that looked real good, no holes in the wall, fixtures not missing.

Do You Change the Locks, Check Smoke Detectors and Make Sure There are Adequate Peep Holes Before Every New Tenant?

All I am pointing out is that the time to create a good amount of wealth simply by using a buy and hold strategy has come and gone in my mind.  

The electrician simply ran a dedicated 20a line from the breaker box to each of the bedrooms and the living room.

My utility bill has been high and a while ago i went under my house and the duct system had holes and tears all over..

If $600.00 is simply for the Articles of Organization without any other document then it seems a bit unreasonable to me.  

And simply answering questions like "What things are going to cost me?"

While you're right that a lender isn't going to make a conditional commitment with no specific property CRITERIA, a good lender will help sort through some scenarios and help you determine your qualifying amount in each.From the sellers perspective, I think it really comes down to not wanting to waste the energy of getting the home shown (which, in a lot of cases with multi-family properties, includes giving the proper notice to tenants) unless they know the person seeing it is actually capable of purchasing it.On your end though, speaking with a lender will also help you avoid wasting any time looking at properties that simply won't work.Feel free to reach out with any more questions!