She's asking $35,000 for these 2 acres.My main issue is I wasn't planning on investing here as vacancy can sometimes be high and there aren't many renters around.

Isi

Crazy thing is i was able to buy FHA.

Is is a steep drop in prices?

Bad part is, I have been doing this for about 5 years now with the builder except the other way around.

First off - Primary reason I am interested in single homes is I believe they will be easier to sell in the futureI've ran the the Biggerpockets calculator on rental homes and a few others and even with "cheap" homes (<140K) I am having trouble getting them cash flow positive. 

I’d first ask some questions to people about how big the risk of renters not paying is (I hear it is pretty small).

My question is, is there an advantage to creating my own LLC to join the main company LLC with?

February isn't the best time to find tenants, although it's not the worst either (Thanksgiving>Xmas is).

The problem is I am not able to find decent MF properties in WA state that can give me a decent cash flow - my main goal is cash flow and not appreciation so I am looking at something that can fetch me close to 10% cash-on-cash return.So, I am thinking of looking at properties out of state, but I don't know any out of state agents that can help me with finding good deals.Any pointers on how to find good out of state agents that can help me with MF properties?