If you used a template for your operating agreement from LegalZoom or some other such site, be prepared to have him rip it to shreds because it is probably pretty crap.

some contracts have a fee that says if u dont close on said closing date, it XX amount per day u til you close. you could also just say u broke the contract, keep the EM and DD and relist it.

I'm a newbie investor as well but let me know if I can ever help with anything.I'm sure you've already done this in terms of repair costs but if you haven't ....I have found great sites on Google that estimate local costs. 

I frickin love this site.

Some options there are to One:  follow properties posted on various sites and follow the posting back to the listing company and ask how to register on their list. 

About 60 people attend on average and there are no sales pitches allowed, just information and networking.Another great one is ran by Propelio who do sell an investor site and have vendors show up but are mainly a networking hot bed.

Friend purchased this home site unseen in 2015 for 34,500 for her daughter to have a home while going to school.

I am relatively new to this forum and REI; i have read a lot of blogs on this site, and are very informative.

Unfortunately my current lender has decided to make my life miserable...so I'm probably looking to start dating a new banker soon :) 

I recently sold a 60 plex in Great Falls and have done $7MM, year to date, in 1031 exchanges.