I think my preference now might go to the renovated/younger small multi to start with.

We prefer longer term debt so you aren't forced into a decision by the market. 

I have my primary residence loan through BMO but have heard that going through smaller lenders is sometimes more flexible and preferred by real estate investors.While I'm at it, any good insurance agents to shop rental investment rates with?

Pretty much every get-rich-quick story you've ever heard about real estate is leaving A LOT out.The McRib, on the other hand, offers dependable value and taste for a low, low price.

Short answer, find a contractor that you trust and have preferably worked with before.

I would prefer an attorney do my closings.

Any preferences you guys have for rental properties and absolute steer-clear appliances?

Not saying...would prefer to keep the competition to a minimum :-)But there are areas that are not that large that have lots of varying reasons for people to want to go visit/work/play/get away.....They almost have to be found by happenstance....Most people look at the obvious areas.

@Mike D'ArrigoHi Mike,Yes I am open to OOS ideallly prefer something closer within the same coast as CA for example AZ but will be open to others if the numbers work well including PM costs.Thanks

I wouldn't want to have her to stay after the renovation since I saw how she is living and I'd prefer a more caring tenant.