My daughter just bought a house in St Louis, and it was inspected, and a year later, the basement smells like rotting mold.

Just google it and a few templates should show up.

Lessons learned: always maintain cash reserves for maintenance/repairs, fire bad contractors pronto, be friendly with renters but not friends, a decent buyer's agents do not make a good seller's agent, I must always keep my thumb on the numbers and eyes on the contractors, and as with anything else -- you get what you pay for when it comes to contractors Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

For example, I bought a duplex this year that had brand new furnaces, hot water heaters, and AC units, and a roof that is 4 years old.

These guys had maybe one or two steady thoroughly vanilla girlfriends from their teenage years to their early twenties and a very few hookups (maybe a friend with benefits) along the way.

To learn how to buy investment properties, attend local real estate investor meetings which you can find on MeetUp.com and NationalREiA.org.Learning takes time but it's well worth it and a year from now, you will know a lot more than you do now.

Place is located east of I-5, and a little north of 512.I know the 1% rule is already tough to find in Tacoma, but I'm not a local (living closer to Seattle now) and don't know the area. 

They knew it would be simple and could walk away with a guaranteed income in the interim and a nice payday once I put a new loan in place.

whenever i need help with a house or a building its covered. and every year it gets adjusted depending on how many houses i do. its a win for him because he gets passive income and if he gets a few more investors like me he can really expand his buisness,  and a win for me because i will cut costs and time by bidding jobs out.

You agree to not enter the home without proper notice and a good reason.