Most syndicators will quote you something like 8-10% as an immediate Cash ( 3 months- 1 year) return with an IRR of 15-20% + over 5-10 years.The IRR/total return assumes a future event such as a sale or refinance that is not assured.

Someplace that I could visit at times and spend a month or so in the winter when Idaho has a foot of snow.  

I was hoping to build a basic template contract to have with me when I visit sellers.

I gave them another offer where I listed the things I wanted them to do (clean the ducts, etc) and that I would visit the property again after those actions were complete.  

This includes property management, insurance, taxes, general upkeep and repairs...occasional plumber visit etc.  

More recently when I had to pay the pest control guy a 3rd time to take care of mice in a house where the tenants were storing garbage in the kitchen, I thought to bill THEM for this visit.

Visit my website and download the free report on bank free investing.

Buy properties where you like to visit.

I get about 60% of the people who schedule a visit to actually show up.

I also plan on visiting the neighbors in SFH and asking them how they like the buildings being there etc.You made some great points I will check out before purchasing.