We are open to investing locally however living in Orange County CA, I don't know if that is possible?  

They are very likely to respond, but keep in mind you can't get dollars from a turnip.My experience is wear and damage are higher with some S8 tenants and not at all with others, just like regular tenants.

We are seeing people move from higher cost of living areas like Raleigh, Durham, chapel hill, and even Greensboro.   

Things wear out over time, require updating, upgrading, replacement etc..

We are trying to sell because the place is too small for us, and we need every dime of equity we can get out of it to get into a new home.

I spoke with the title company who is still helping us wrap up the set-up of a servicing company, and she confirmed that they would be responsible for the principal / interest for Nov and Dec, while we are responsible for the escrow shortage balance (as agreed upon).Not sure how it was missed - not my favorite title company to work with.

This is based on friday, the stock/ DJIA was down 700 points+ since we can asssume this will continue to just new listings in real estate etc, we are doomed so who cares.....

We are full-time investors ourselves (I'm Director of Acquisitions for a private equity firm); and our income comes from our investments.

Here is some key information:Property recently hit the market and has 2 cash offers alreadyThe seller provided a pre-inspection report, which I shared with 2 different lenders, both think it may fail conventional financing due to potential structural and electrical issues (realtor thinks it could pass conventional)Seller has 100% equity but is behind on other payments (not sure of the urgency money is needed)This is my first attempt at an “investment” property so I’m new to thisI see 3 optionsMove forward with an offer using conventional loan pre-qualification-Not as attractive of an offer to the seller-Possibility that appraiser calls out structural/electrical issues that need to be fixed before closing, effectively causing financing to fail- Best terms and fewest loan fees for meUse a rehab style loan such as ChoiceRenovation-Even less attractive than a conventional offer to seller, but less risk of failed financing if appraiser calls out issues-Slightly worse fees and interest rates compared to conventional-Lenders tell me possibly up to 60-90 days closing in some cases, with red-tape for contractor requirements and draw schedules (sounds like the most hoops to jump through during rehab)Use a hard money lender-Most attractive loan option I can give to seller so I can compete-Much higher fees and interest rate for me-need to refinance into a conventional at the end of rehab (not familiar with seasoning periods but I think this is a factor as well)Which option would you do?

At our firm (tax advisory) we are offering a service to help clients with this and we expect many tax/cpa/law firms will as well.