One of the best pieces of advice I have gotten so far is to educate myself!

@Jose Garcia - tell her to get an actual loan approval from the bank, subject to property.

Making yourself valuable to an investor by doing things they don't want to or don't have time for is a great way to try it out, without committing to an actual property and discovering that it isn't for you.

They actually called and said "do I need that"!

I actually ended up paying $250k instead of $245k but we beat out the other offer on the table.  

You can compute the actual economic vacancy once you see the seller's actual numbers.  

In the Texas Association of Realtors (TAR) promulgated lease, it says "If Landlord does not actually receive a rent payment in the full amount at the designated place of payment by the _______ day of each month at 11:59pm, Tenant will pay Landlord for each late payment...."  

I'm actually a managing broker myself so I do know how dual agency works (it varies from state to state and is different than you described in IL).

Title searches you can do your self.Just be careful with wholesales in Nj it's not really allowed its actually illegal in New Jersey.

Of the 8,000 employees, it doesn't say how many were actually local.