On top of that I suspect that most leads you get that turn into potential deals will not be good deals by a long shot.Again that depends on the market you are into, but due to your lack of information I'm just guessing you are in a middle upper class area.

We are somewhere closer to the top of the market rather than the middle so not the best time to jump in anyway.

I think the lease states I have to give them 24hr notice if I want to enter.5.) what alternatives are available for hardwood floors, for middle/high end rental property?

You can probably reach a middle-ground where you give him a slight discount on the purchase price, but he waives his commissions.example: (these are fake numbers and oversimplified)- Let's say your condo is worth 100k- Let's say your realtor usually gets 5% commission when he represents you- He would make a "potential" $5,000 in commission if you were to sell the condo to someone else (5% of 100k)- You would be left with $95k after the sale.INSTEAD, DO THIS....- Sell your realtor the property for $97,000. (3k discount)- Get him to waive the commission, so $0.- You will be left with the full $97k after the sale. (2k more than if you sold to someone else)- It's a win/win if you are both happy with the transaction.Hope that helps?

The Book on Investing in Real Estate with No (and Low) Money Down: Real Life Strategies for Investing in Real Estate Using Other People's Money by Brandon TurnerThis taught me how to use partnerships to my advantage.Rich Dad Poor Dad: What the Rich Teach Their Kids About Money That the Poor and Middle Class Do Not!

I'm using email because I work the night shift and I don't want to call potential contractors in the middle of the night. 

That return probably exists today but takes a deep understanding of a market and the team setup to take the deal on and there is way less supply.I'm in the middle of my first two flips, which happen to be 2,000 miles away from where I live. 

https://www.reliablebackgroundscreening.com/news-and-articles/industry-news/2019/05/equifax-revolutionizes-what-soft-pull-credit-report/https://www.reliablebackgroundscreening.com/news-and-articles/industry-news/2018/08/middle-name-critical-proper-background-checks/https://www.reliablebackgroundscreening.com/news-and-articles/industry-news/2017/05/big-changes-coming-credit-reports/

(unfortunately pics of the charts won't load so I'll provide the link to the charts)Real US housing prices 1890-2012As you can see housing prices in the US really just kept pace with inflation for over 100 years, with a few exceptions, which mean reverted.

Now I'm in the middle of trying to figure out if I should leave it to a property manager, or try and manage the property remotely.