I have been trying to figure out how to go about buying my first rental property while living out of state, and properly ensuring it is managed and cash-flow positive.

Properly permitted and within local noise ordinance hours of course.Other than that paying them to leave sounds like the quickest option.

The heating company boss (who got called down to our house by the contractor) deemed it so important to get replaced that he was pulling people from other jobs to get it done today.Needless to say my father-in-law is now a believer in my inspections (we also found a moisture problem in the bathroom causing the paint on the ceiling to peel that had never been reported by the tenants and fire alarms that were not functioning properly) and I'm so glad that I have a reserve fund!!

BP we need help in how to handle these properties so we can properly and legally start producing the correct amount of Cash flow.

Most of our rehabs are sold to fha buyers, as long as they have proper preapprovals, we close consistently without problems.

To clarify, strike one is creating a balloon note on a consumer loan to a borrower with poor credit history, strike two is failing to service the obligation properly, strike 3 would be attempting to foreclose on the situation you set them up to.

Each deed must be signed by the owner of record and filed in accordance with the state standards and mortgages must be released by the proper parties, etc.

It's too critical in these matters to DIY.As Adam mentioned, initial consultations are often available at no charge, thereafter consider these expenses as the cost of doing business and spreading the cost in all the business you do, spending $50 in order to do a transaction properly is not a huge cost.I'd think that your investors would want things done properly.

The Tenant/Buyer shall have the right to make such repairs, maintenance, and improvements, as the Tenant/Buyer shall deem necessary, proper or desirable.

(multiple vacancies when you only own 5 properties) However this is easily handled by having a proper amount of cash reserves.