If you a legal professional, commercial may be right up your alley, but I don't find that you can force appreciation nearly as much as in residential RE.

This isn't legal advice, just my opinion as a real estate investor.

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

I need legal help understanding my options.  

Knowing that it is completely legal (to sell a contract to an investor for a greater price point) in almost every state, is it possible to do deals multiple states?

My real estate agent has not heard of this and I’m baffled as to how they can legally add an expense that I do not have.Is this standard practice?

We are often able to keep turn over costs in the $500 -$1000 range and that is for larger 2500 sf + single family homes, some of which have two story great rooms.My PM fees vary based on how many units an owner is giving me, and where the property is located etc, but are more than what you're paying but I probably include a lot more services.I offer performance guarantees, but there is no way I would have a Management Agreement that just allowed an owner to walk - they would owe me the remainder term fees if that happened.There is no way I would as an investor, pay tenant utilities at all - if the utilities were not separately metered, I would first determine if I could legally charge the tenants for the utilities in your area or I would not buy the property.There are many things you can do in a lease to protect yourself and reduce your costs (and that may be an issue with your PM's lack of experience - or it could be that your state is very landlord unfriendly) but here are a few items I would have in the lease if allowed in your area:The tenant must thoroughly clean the unit including any carpeting at move-out - we have a detailed example list of tenant cleaning responsibilities in our tenant handbook.We only accept the most financially highly qualified tenants, and often have tenants renew leases, but if a tenant wants or needs to break their lease early, there is a multi month Early Termination fee to help us defray off market time and turnkey make-ready costs due to early termination.Our tenants are responsible for both Pest/insect control and exterior landscape upkeep - though in an inner city townhouse/triplex set up tenant responsible landscape may not be feasible.

Average eviction is 6 - 8 months and around 2k-4k in legal fees.

In terms of when to start advertising on social media and beyond, it's critical to learn the legal aspect of syndications well first prior to any advertising. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.