I feel my best bet is to invest out of state with multifamily and have looked at Syracuse, Milwaukee, Columbus and anywhere else where i can create a good amount of cash flow with not a hefty down.  

I've been analyzing properties using the BP tools and also have created my own spreadsheet. 

Create a lead generation site.

Ultimately would like to create passive income but think a flip may be the best way for us to get into the market.

Sell it as is to a homeowner: Trashing it out goes a long way toward creating perceived value to a homeowner.

g=7wFf )Keep in mind, using the 1% rule of thumb (monthly rents ~= 1% of basis) and 50% expense rule of thumb (operating expense and vacancy ~= 50% of gross rents), unleveraged, results in 6%.

(i.e. disputing that comments were written in MLS listings after I sent the listing in with the comments highlighted;  saying that a sale hadn't yet closed when I submitted both the listing and the transaction history from the title company showing it closed 2 weeks before appraisal date)I am following all the rules and going through the appraisal management company.  

They know all the current trends and can help you create a color scheme that's appropriate for your homes architecture and also help you with what local buyers are looking for.

.- this was like 1% rule deal.

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