I often communicate with the tenant directly by what ever mode I deem "safe" with the "O shucks" conversation of how awful it could be if their stuff ends up at the curb(Texas) and how bad we would both feel if that happens. 

@Nicholas Jasmine When your in accumulation mode of buying properties with the good cheap debt... the 1-10 loans that are the easiest... try to create more debt by targeting properties that are more expensive but also cash flow just as good as the 45K properties.  

Just make sure you review all the notices in the SP (Special Proceedings) file and remember that junior lien holders not property served may have debt 'survive' (meaning they remain enforceable) after the first deed of trust foreclosure action.

You've got a lot of lessons to learn and several of them are bound to be expensive but you can survive them with cash.If you have decent credit you can walk into most barks and get a signature loan for $5 - 10k which would have been enough to fix your problems up front but may no longer be.If you leave in NYC and own a rental in Cleveland, get a real Property Management company. 

I can't seem to escape those pesky REITs, PEs, and hedge funds following us everywhere :)The good news is they often focus on the cheaper properties with highest rent ratios so sometimes there are some niches that can survive their onslaught (higher quality neighborhoods / price points with slightly lower caps)

If they've survived a few years then they will probably do a good job for you and will be quick to tell you if you're wasting your time trying to get financing with them.

The reason you are confused about what swimming stroke you should use is because you didn't learn how to survive in the water and you think you can jump into the deep end!

I think your business model is right where it should be.

It helps also if most of the members of the committee and the President are real estate investors.They have a deeper understanding of the asset class and can more easily look at a project to loan on.The vision of the bank makes a difference if they are in rate mode or growth mode.

I have saved up about 20k in my saving but still ready to 'aim'and 'shoot' mode for my first Real Estate investing property.I am interesting in 2-4 units rental properties closed to Pierce county area and will have to use a 'dependable and trust-worthy' property managers to maintain my properties since I can't be a full time landlord/Realtor/management due to my work environment.I am a fresh 'newbie' as it can get since I have what-so-ever no experience in RE and want to build a strong network and find great mentors and friends so that not only I can learn but expand my knowledge and understanding of RE.BP has taught me the great knowledge of RE, what it takes to be a RE investor, what to avoid and cautious, and tons of extra information that I greatly greatly appreciate.