Read the NOLO legal guide for your state as well as "Managing Rental Properties" by Brandon Turner.Create an addendum to ID new LL, how to pay rent etc.

I can only imagine the disaster that would have resulted if I had gone into a partnership with this MD where he wasn’t legally confined to a passive role.

a flip requires CASH for closing costs and points, a down payment, holding costs, costs to cover any overage you weren't able to borrow...so, the issue with flipping is that (1) it takes capital, and (2) the return is 6-12 months out.

Hopefully, they can get close to what the true rent value is.

Keep in mind many books are US-focused and some advice may not apply to Canadians - especially legal and tax topics.

My question is, could I live in Virginia and wholesale virtually out of state legally without a license.

Do you have the cash to rehab a property on top of the 20% down payment and closing costs?

Which neighborhoods are close to where you want to live? 

That's one of the major benefits of subbing it out- save your time and $ "learning" so you can focus on closing deals.

I'm not an expert in Athens to be honest.But I'd look mostly into areas close to the metro (underground) stations, and also into the high end areas...