What is the distinction between county and city?...

Keep it simple, and dont let your tenants paint, as you will never get the paint to match and will be forced to repaint.

I keep telling them that that will look patchy since it will be nearly impossible to match the paint color.

I'm not sure what areas and price you are considering, but there was a fairly recent thread that I though was very good on investing there and matches some of my own conclusions on the general investing potential at this point:https://www.biggerpockets.com/forums/311/topics/52...

  (9)  I contribute $19k to my traditional 401k because between employee match and 30% savings in marginal tax, my yearly return is is 65% on that 19k!

I am currently working on a way to quickly sift through the following lists24_Hour_ArrestsCity_LiensCriminal_RecordsEvictionsMisdemeanorsProbatesTax_DelinquentsWarrantsBail_BondsCode_ViolationsDivorceFamily_Violence_FugitivesObituariesProperty_MaintenanceUtility_DisconnectsBankruptcyCourt_DocketsDWI_FugitivesForeclosuresPre_ForeclosureSummary_JudgementsVacant_BuildingsAt the end of it, I will be able to provide a list of properties that have a check mark by every single list that it matches on.

I am currently working on a way to quickly sift through the following lists24_Hour_ArrestsCity_LiensCriminal_RecordsEvictionsMisdemeanorsProbatesTax_DelinquentsWarrantsBail_BondsCode_ViolationsDivorceFamily_Violence_FugitivesObituariesProperty_MaintenanceUtility_DisconnectsBankruptcyCourt_DocketsDWI_FugitivesForeclosuresPre_ForeclosureSummary_JudgementsVacant_BuildingsAt the end of it, I will be able to provide a list of properties that have a check mark by every single list that it matches on.

@Sinil Kim see if beenverified or similar skiptracing services have an API to automate matching addresses / owners and emails.

When doing a lease option we always use two separate and distinct contracts:  a lease agreement and an option to purchase agreement. 

Plus, they have a lending arm that I believe matches that 3.5% down for 1 and 2 flats though it’s a conventional loan and you have to use a certified contractor (which in theory you could become yourself).