Getting rid of the commissions is rarely a deep enough discount to make these properties make sense.  

Example; "sell my house orlando"So, ideally you would want a domain something like; "sellmyhouseorlando.com"But...usually those are taken so you will want to find a sensible combination that also is keyword friendly.

My original plan was to get rid of my retirement accounts (I have $35K in an IRA and 401K combined), take the early distribution penalty and use that to invest.

Code Section 5.062(a)(2) states: "An option to purchase real property that includes or is combined or executed concurrently with a residential lease agreement, together with the lease, is considered an executory contract for conveyance of real property."

Combine that with GRM rule of thumb and it's indeed a way to buy and hold, as I prefer.  

(I have a license and rarely use it for the investing I do.) 

A combination of both, we can discuss further via pm.

I need someone with some existing knowledge of Real Estate Professional designation combined with out of state management.Thanks in advance - Brian

Hi Peter - I originally moved over to the island 20 years ago (pre-R.E.) and I'm glad I've found myself here as the prices have not skyrocketed like back on the mainland and while difficult compared to south of the border, one's still able to buy a simple rental and get a positive cash flow which, when combined with patience yields the ultimate dividend.Nanaimo's definitely an interesting place with a number of parallel markets in play.

Sure, there are the outliers that have purchased multiple properties while working a full time job but those stories are either very rare, overstated, or in many cases, will underperform because the lack of the things I just listed resulted in the accumulation of a portfolio of what will someday reveal themselves as lesser quality deals than the buyer originally thought.The most CA properties I've bought in one year was somewhere between 100 and 150 but I've been doing this for 25 years, have a staff of acquisition, project management, asset management and accounting staff...and this IS my full time job.