Needless to say, it totally fell apart over the course of two year.

@Michael Randell for the most part I fit in with that group's opinion, until about a month ago when interest rates fell off a cliff and the 10 yr hit 2.5 again. 

I was bidding  a large tape recently that had Last Paid dates from many many years ago, and a significant number of these fell into the SOL camp. 

I'm evaluating a deal that fell off a while back, but is coming back around.

The wholesaler/GC partnership that marketed the property are tied up flipping homes in Raleigh and had too much on their plate which is why they were unloading this (or so they say), and said if they needed to or if the deal fell through as a worst case scenario they would buy this back at auction again.

In 2006 the spread got down to 100bps before everything fell apart.

The people that fell for the Morris Invest BS bought cash without inspections.

Do you have any stories where your property manager really exceeded or really fell short of your expectations?

I'm a local investor in the area as well as a property manager, if you have any question fell free to DM me.

Raw land, municipal water hooked up, electrical pole on site, flat/level, problematic trees felled, some fruit trees, backs to National Forest, salmon/steelhead hole, no structures. 180k, 70k down seller financed for 5 yrs at 6%.