Some of the reasons I'm considering on making the jump into this area is because they are steadily continuing to develop at a crazy rate, it has good highway access, the neighbors are cool and the location to the shopping center makes it ideal.

Does anyone else have any ideas on how I can continue my business remotely.Thanks in advance.

But alas.......more money from the state and the investor to continue possibly to trial. 

Also, to answer your questions:Finding the right property to do this: I'd suggest you continue to look on the MLSWhat to focus on renovation wise when moving in: An area where appreciation is strongLook for value-add | Meaning an addition to the existing structure or a bathroom or finish the basementEnsure that your finishes in the house is suitable for the market and sale price you are hoping to getWatch your budget Any other general advice on how to do this successfully: Add 20% to your budgetHope this helps you guys.

I want to make a smart decision, walk before I run, and take action before rates continue to rise. 

My goal is to continue to sharpen my tools, learn from all of you fine folks, position myself to find that 1st deal, and be a contributor to the community in any way possible as a way of saying thank you for all that BP has already done for me!

Can I work a deal where they get a loan for $180K and we do some sort of personal financing between us that they pay back the difference of $170K (so we continue to cash flow about $500/mo)?

If the tenant is more likely to take care of the property and continue leasing from me because of a relationship established at the beginning, I would do so on as many properties as possible.

If the property has several units with pet fees and you will continue to allow pets then including pet fee income seems right.

They are local to the area (the first family is moving back to the area to be near family but say they are going to continue to commute to their current jobs which are at least a hours drive from here).