Everything needs to be functional and pleasant but it doesn't need to shine.

The plan is for my sister (who is a environmental lawyer) to generate and read thru all of the legal docs as necessary, while my wife and I run the numbers on potential properties and perform the PM function of our rentals.

Local REIA/real estate investor meetups, where you can network with other investors and potentially some HML reps.Regarding 85-90% LTV, you may consider reducing your expectations.Many HMLs max out LTV (more precisely LTARV, or loan-to-after-repair value) at 65-75% LTV.LTC (loan-to-cost) can often approach 85-90%, but that is a function of your purchase price + renovation cost, not the after-repair value of the property.

The value of commercial is a function of the discounted cash flow, the stability of the cash flow and if the property's value can be improved through a change of use.

If that is the case, you should have removed the non-functional doorbell button to prevent them raising the issue later.

Have a professional make an assessment of the lay of the land to determine if grading or creating a swale to redirect runoff would be advisable; as others have said make sure gutters and downspouts are properly functioning on all sides; worst case, maybe you need to trench the exterior of one or more walls to expose them for access to apply new waterproofing.

Use the lookup function. 

I did attempt the search function, but could not figure out how to just search the Washington Forum.I reside in Socal and was just getting ready to invest in the midwest.

Here is what I do for listing my properties:Clean up and do all necessary repair/maintenance to make sure the property is clean, safe and functional.

Assuming you are going to actually function as an agent.