My contractor and I have only found places that can deliver windows and doors 18 to 24 weeks out.

Some other info:Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That OOS property Class rankings are usually vastly different than the local market they live in.7) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.9) Class B usually also okay, but needs more attention from owner and/or PMC10) Class C can be relatively successful with a great PMC (do NOT hire the cheapest!)

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That OOS property Class rankings are usually vastly different than the local market they live in.7) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.9) Class B usually also okay, but needs more attention from owner and/or PMC10) Class C can be relatively successful with a great PMC (do NOT hire the cheapest!)

@Daniel Luedtke, Next time use the right QI and I'll deliver cookies :)

If I go to any restaurant and start talking Real Estate it instantly turns into this: https://www.youtube.com/watch?

Suddenly that $100k payroll expense is instantly reduced to under $50k, giving us a $150k/yr profit before loan payments, and that's before any improvements or overhauls in cleanliness, pest control and efficiency.THe hotel also has a detached owner's home (3/2 I think) with a fenced-in yard for my dogs.

You need to find a property that 1) will be delivered fully vacant (ideal scenario) OR, 2) has existing rents within 80-85% of market rent.

The kid in the call center behind the online deal and shiny young face in the bank are the lowest paid beginners who can deliver a good rate but cannot answer complex situations. 

Your best hope is to simply have the offer written that says the unit will be delivered vacant.

My mom found it while she was out delivering mail (she's a great bird dog). 3 bedroom single family residence with a carport and shed; older man was selling to live with his daughter.