In addition I will do this out of state and while working a full time job.

Unless you have an arrangement with the buyer for a flat fee or  assignment I am not sure how you can run your negotiations with the seller with your end buyer present.I recommend involving the buyer once you have the property under contract or there is nothing to stop them cutting you out of the deal.

If you are looking to quit your job in a timeframe: it might make sense to go bigger.

Who can do a job like this?

That and zillow actually does a fair job in high volume areas. 

This may help me and other out who read.Income in (Job no investments) $2,200/moIncome out - all expenses - $210 student/auto + $1,150 (all mortgages) = $1,360 Living exp vary $550-$700/moPotential income (planned to be realized fully starting february) Duplex 1 - Lower $1,100 Upper $750 = $1850Duplex 2 - $500 per side = $1,000Duplex 3 (turnkey 1 rented, other filled by foy - $400 + $525 = $925Totaling = $2,775 All buildings have new roofs, and will have new hvac.

If I own a primary home (State A) and then buy a second home (State B) as vacation home - thousands of mile away - and eventually move to vacation home due to my job change - is it possible to covert the primary home to vacation home (refinance to get lower rate - but that won't work because primary home already got the lowest rate?)

This was written by @Adam Treece He did a great job of explaining how he did it.

I have 10,000 saved from off the book jobs doin security.

And useful as heck when making cuts on countertops or subfloors where your circular saw can't finish the cut because you run into a wall.3.Texture sprayer.