Hiring a virtual assistant may help also.

.#5 Practice, Practice, PracticeWalkthrough potential rehab properties (or find properties virtually online) and practice creating detailed scopes of work, quantifying repairs and estimating rehab costs for the projects.If you are not willing to put in the time to learn, then you need to find someone that has construction experience that can help you with this process.

Market is higher than $1775, maybe $1850-1900 but wasnt worth getting a new tenant when I have on time payers who have needed $600 in maintenance their first year (washing machine transmission and a couple closet door tracks) and would have to pay $1400-1600 in a new tenant leasing fee along with 8-10 days vacancy and any turnover costs and MY TIME.

is it in any way unlawful  to ban tenants from having washing machines on premises, and they will need to go to laundromats?

@Justin Scott when driving for dollars and cold calling I use the Deal Machine app.It tracks properties, gives you owner & mortgage data, and has the capability to send direct mail post cards and/or get owners phone numbers right inside the app.It's got a 14 day free trial then it's like $40 per month with promo code TTP.

Lastly I have virtually unlimited buying for any property SF MF I choose to flip.  

It's common for tenants to have this problem near washing machines due to how the tenant uses them, and bathrooms due to lack of ventilation.

If I can get a property for virtually no money, (in your case a 3.5% down payment) in a solid neighborhood in a prime city and have that property more or less break even once ALL expenses are accounted for, then I would go for it, especially since I am financially stable enough that I won't notice the cash flow, or lack thereof.   

.#5 Practice, Practice, PracticeWalkthrough potential rehab properties (or find properties virtually online) and practice creating detailed scopes of work, quantifying repairs and estimating rehab costs for the projects.#6 Get Your First Rehab ProjectYou can practice all you want, but ultimately you will learn the most about estimating rehab costs by actually rehabbing a house.

Ryan Hill of The Virtual Realty Group Arkansas, LLC (Hog Properties) was the buying agent.