I'd advise any out of state investor to avoid the 64128 zip code without thorough knowledge of the area and a local team that has already proven themselves to you.

But don't discount the opportunities also to either convert investment property to primary residence or to simply  use the deferred tax dollars for your own returns throughout your living life.The primary residence conversion benefit has received a hair cut in recent years but there is still significant opportunity to eliminate a lot of tax in that method.Doing an amortization can show you the benefit of keeping the tax and using it for your benefit in the same manner as a traditional IRA lets you compound your return pretax using the tax dollars.  

I am no expert but it looked very solid to me (though no idea if it meets code).

When you notify him that he is in violation of the lease cite what you need to either from the lease or city code and do so in writing.

it's not self entitlement, its about footing the cost for the MLS, advertising licensing and everything else that gives you everyone else a bigger discount real estate market to "play in" IMHO.  

The goal is to get a nice place at a reasonable discount.  

Look for unpaid property taxes, unrecorded or recorded HOA and code enforcement liens.

The reason I ask is because I was reviewing a report with local zip codes that are classified as buyers or sellers markets.

MAO = (ARV * 65%) - rehab costs Is 65% still a good number to discount ARV by?

Michele- Lawn/Snow is going to be a service that will be discounted into the price for my tenants.