We plan on reaching out to other local banks just to let them know that we have an appetite and capability for any liquidation that may come up for them.PS, we haven't bought an "on-market" deal in years and almost all of our deals in the past year have come to us.

New York also comes to mind as pricing was suppressed for a bit and then as of late it has begun to rise which is getting exaggerated as investors re-enter the market in select areas.This phenom in my opinion is important to keep in the back of your mind as the public may act in an unorthodox manner to some thinking.

The separation is that income property is valued by the stream of income and the appetite for return (ie cap rate) and it's very sensitive to moves in rate, whereas SFR is far less correlated because the end-user buyer is buying because they like the school district and the way the kitchen flows into the dining room. 

@John Allen Each insurance company has different rates and a different underwriting appetite by state and even metropolitan area.  

I'd appreciate some comments Matthew:The amount of vendor carry is limited by the appetite of the vendor ... and how appealing of a case you can make to them.

FEESApplication Fee (to cover administrative costs)... common in most markets.Move-In Fee (to cover administrative costs)... common in some markets, but not seen in others.Pet Fee (for the privilege of keeping a pet)Guest Fee (a per diem fee for the privilege of allowing a guest to stay past the customary guest period)Notice Service Fee (cost of serving/posting/mailing legal notices related to rental agreement violations)NonSufficient Funds Fee (cost of trying to process an NSF check)Rent Late Fee (violation fee)Utilities Late Fee (violation fee)Unauthorized Pet Fee (violation fee)Unauthorized Occupant Fee (violation fee)Unauthorized Parking Fee (violation fee)Unauthorized Modification Fee (violation fee) - modifying the structure of the property without written consent, includes changing out light fixtures and plumbing fixtures.Unauthorized Installation Fee (violation fee) - includes installation of  telecommunications equipment on the property without written consent.Smoking Fee (violation fee)Smoke/CO Alarm Tampering Fee (violation fee)Fire Suppression Equipment Tampering Fee (violation fee)Door Lock/Window Lock Tampering Fee (violation fee)Garbage Fee (violation fee for cleaning up and disposing of excess garbage)HERE ARE SOME OTHER IDEAS:Property Damage - charge as it occurs or as it is discovered.Special Services - charge as they are provided.

What is your appetite for rehab? 

I don't have the appetite for a major rehab, but I would be fine with a place that could use some minor/moderate work (or a turnkey place would be great too).

If you are one of the people who can actually vet them, bon appetite.

I think a sex offender is less likely to reoffend in their own neighborhood where they are more likely to be recognized and caught, but people don't want to live near them and it could scare off good tenants and suppress resale value.