I want to be certified ao i know how to manage a property, but i dont want that headache.

@Drew Wilson I am a O-2 down at Schriever AFB.

The house was bought 1/11/17 and the AOS was signed 3/20/17 but the house settles on 5/9/17.

@Rick Alvi  now moving around changes things somewhat but I think one of the biggest over looked items especially west coast investors or good appreciating Chicago or north east areas.. is the 250 single 500k married tax free money you can make by owning a O Occ sfr... its the greatest tax treatment we have in the US in my mind.. 

would cost more to fix than could sell for and they killed me on property taxes ao we got out of there and in better market (much better) though that may not be saying much

What stinks is that I am sending him good investor leads, cause these AO's would be willing to sell at a discount and they already have tennants in their property...they are just not the "DEEP" discounts I am looking for.

Ao here is the deal, my numbers make sense for a flip but need to figure out if its a good one to keep. 

We got four AO's this week, 2 buyers 2 sellers, and 2 at list price and 2 over.

In MD (not sure about VA and DC), operating without a MHIC license (the type of license required to work on residential properties) is an offense subject to imprisonment (first offense up to $1K fine a/o 6 months imprisonment - 2nd and subsequent, $5K/2years max).On another note, pulling permits requires proof of WC coverage (or waiver) and insurance coverage valid only if permit pulled... nice!  

Try to finsh LVT/LVP that have a decent finsh on them either AO or Cermaic bead.