In NJ you can create one online almost instantly.

@Thomas Yourkiewicz - There is a great deal of information on BP about Toledo to help you understand its national appeal vs other cities, price, cash flow, and ease of entry are a few.My biggest lesson learned in Real Estate in general is - whatever your niche, you will do just fine provided you specialize, create an offering that meets a need in the market, and stay the course when you have hurdles.This holds true if you specialize offering housing to professionals who need high-end temporary housing while assigned to long term projects...medical facility rentals with nursing staff provided...and for every aspect of servicing the investing community (hard money, note buying, appraisals, etc) which gets you out of the landlord role altogether.One sure way to fail is to constantly shift your focus and jump between cities, neighborhoods, or investments. 

I also plan to create a farmers market on it for the neighbors.

I have a great foundation that I am working on to create something that could help many homeowners in distress and build something massive.

When using a platform like Furnish Finder targeting travel nurses with typical contracts for 13 weeks or more, you will follow the same process at LTR with screening, creating a lease, etc. in which your rental will be more than 30 days (you can also require a minimum rental amount, aka. 2 months or longer). 

The bank will do an appraisal based off the ARV, so that way the numbers are already known up front and generally, minimal surprises.As mentioned in my original post, the goal is to create equity,  and get your DP back out through a refi (and still leave equity in the property) and still have a cash flowing rental property. 

Usually, you have to be a broker or agent.Regarding insurance, you have two choices:1) Get your own master policy and add your clients to it.2) Have your clients get their own insurance and add you as additionally insured.

What I wrote above does not create an attorney/client relationship between us.

I would look around your area/google/ask other investors if there is a down payment assistance plan that could cover your down payment.

The fact that you chose to allow the new tenant out of the lease because of a family tragedy is nice but why should the original tenant be disadvantaged because of your choice?!?