We're thinking it's best to use a PM so an unreasonable load doesn't fall on our local partner.I'd also love to hear from those of you who've gone the partnership route to get started.

I don’t know about others but I know finding someone you can trust is worth its weight in gold when it comes to investing out of state .

More in the municipalities with high property taxes and insurance, because there taxes/insurance represent on an over-weighted proportion of over-all OpEx, and annual bumps to those two items will represent a higher blended bump on the overal OpEx.But, since we know that OpEx will go up at least 2%, how does it make sense to own property unless you can intellectually get behind 3% rent increases.

Investigate the other big-ticket items, roof, brick load-bearing walls, foundation. 

Fully loaded or base model?

In it's most affordable form, it comes in 440 lb drums.)The mixture needs to be between 18-22% binder to rubber crumb by weight and you just trowel it into place and finish with a heavy roller.

A report will never hold as much weight as the actual experience.

Vacant cabin, seller not well, wanted to off-load asap.Initially they wanted $100,000, we signed a contract at $80,000 with all the intentions of flipping it.

As you go up the mix ladder ( mainly national with some regional, mainly regional to a few mom and pop, to all mom and pop) the sophistication of the investor buyer needed is much higher and thus the selling cap rate rises.Be very careful with the lease and commercial retail leasing attorneys are worth their weight in gold.

Sharing such a big project and working alongside a seasoned flipper would be worth its weight in gold.