Light sanding does not impact the structural integrity of structural wood.Following that, a treatment with Kilz or Fosters encapsulating paint on the structural wood is OK as that will ensure that any hyphal matter that you missed does not become further airborne.Mold investigations and remediation are a science.  

@Haider ZamanProperty Manager Job Purpose: Maintains property rentals by advertising and filling vacancies; negotiating and enforcing leases; maintaining and securing premises.Property Manager Job Duties:Establishes rental rate by surveying local rental rates; calculating overhead costs, depreciation, taxes, and profit goals.Attracts tenants by advertising vacancies; obtaining referrals from current tenants; explaining advantages of location and services; showing units.Contracts with tenants by negotiating leases; collecting security deposit.Accomplishes financial objectives by collecting rents; paying bills; forecasting requirements; preparing an annual budget; scheduling expenditures; analyzing variances; initiating corrective action.Maintains property by investigating and resolving tenant complaints; enforcing rules of occupancy; inspecting vacant units and completing repairs; planning renovations; contracting with landscaping and snow removal servicesMaintains building systems by contracting for maintenance services; supervising repairs.Secures property by contracting with security patrol service; installing and maintaining security devices; establishing and enforcing precautionary policies and procedures; responding to emergencies.Enforces occupancy policies and procedures by confronting violators.Prepares reports by collecting, analyzing, and summarizing data and trends.Updates job knowledge by participating in educational opportunities; reading professional publications; maintaining personal networks; participating in professional organizations.Accomplishes organization goals by accepting ownership for accomplishing new and different requests; exploring opportunities to add value to job accomplishments.

Then again, I was the guy the insurance company sent to investigate vacant, vandalized houses in Chicago's ghetto so I've been desensitized to the fear of "bad" areas.

p=753148[/url] His web site (top one) does say he's being investigated, but hasnt been charged of anything...yet.. but his classes are still being offered!

It actually kills the smell producing bacteria.I would also suggest that you investigate and determine specifically WHERE the residual smell is coming from.

I believe he is being investigated for fraud currently and has pending legal actions against him.

@Alan Jones, there are several avenues you can investigate re your financing options; portfolio lenders, seller financing, private money. 

Right now I am only looking at MLS.I am choosing those areas because a friend of a friend have invested in Bend and my husband regularly does business trips to Houston.Are there other out of state investing that may be worth investigating?

The term is 6 months so your $50k can be loaned out twice per year at 12%, plus the 1 point times two points total you get, making your total annual return 14% and other than the original investigation into the subject property (which you would have to do on a buy and hold anyways), you are 100% passive with no IRS rules to worry about other than not loaning to a disqualified party.This is a very simple example and as a matter of fact, if you mix in some JV deals or situations where you take a portion of profits, your returns can get even higher.

I hope these responses provide enough insight to direct me to investigate a few directions.