Most buyers and investors say 'ASAP' so we then ask a follow-up, 'if we agree on terms today, is there anything that would prevent you from signing the contract today'.

Software can't handle rent collection on late tenants, noise complaints, parking violations, unauthorized pets or people, maintenance coordination and supervision, inspections, and so much more.I don't advise anyone to invest in another state unless they have a solid PM lined up to handle the investment for them.  

Okay Peoria people, I live in Nashville now but I grew up in Peoria for 18 years.

So most do not worry about capex, so they will either patch it up to keep going or go into debt?

Lenders generally do not care about the condition of a roof unless it comes up in the four point inspection or appraisal.

I also learned that you can purchase up to three properties thru a 1031 exchange. 

https://www.biggerpockets.com/blog/what-documents-do-you-nee...BRRRR Loans: What Are the Options, and How Do DSCR Loans Stack Up?

bridge, fix and flip and ground up construction 

save up more =)Thanks for taking the time to reply Nicholas!

If they are constantly closing they will likely have buyers already lined up in their market.