The area I'm in doesn't appreciate much if at all, so I'm cautious to purchase a fixer-up in a C or D neighborhoods  Some of the ones that may have value are in flood planes and that kills the deal most of the time, because flood insurance is high and the rent in those areas range from $500-$625  We have been hit by two tornados  One yesterday and the other about 2 weeks ago.  

We plan on forming an LLC, FLP, or C-Corp after the purchase, but did not think about WHO we want to make the purchase. 

I have two multfamily buildings under my belt, but I'm now looking at my first commercial apartment building, which will be out of state b/c I just don't have the money to play big time real estate in NJ yet and can't deal with sub 7% cap rates as "good".  

Feel free to send me a private message with your email and I will send you what I have.Piggy backing off your thread, is there anybody out there with a B to C contract that they can share with me?

I am in c to b- areas.

We did this with a home in Seattle and it ended up a great deal in a C neighborhood.2) Two homes on one lot.

This is in an area mostly working class I would rate it C neighborhood mostly blue collar jobs.

I have absolutely no idea how much such a thing would cost (UPS website says to contact the individual store for pricing)c) Contract a private agency, such as Harbor Compliance, to be the resident agent in West Virginia.

Michael C.

If tenants can not afford to pay for their own heat and $1200 is all you can get in your market with heat included my guess is your tenant base is C class which is unreliable at best. $3000 is not much money to add a bathroom but I doubt the expense will have the positive impact you desire.