(I trade the financial markets when not irrigating, mending fences etc).

@Joe Mende & @Fola Sade , I just messaged you!

I'm looking for some guidelines:  if you had a hoarder and they sincerely wanted to mend their ways, what would your expectations be? 

So it's just as well you "rip off the bandaid" and start fresh.I would not spend much time or effort trying to mend this relationship.

Originally posted by @Gustavo Mendes: Hi Bill, thank you for the advise!

Most real estate wrongs can be mended over time so the risk profile is less than you'd normally think as long as you are doing your homework and making sure you are properly screening for tenants. 10 years from now with rent hikes and other market factors, if you bought it wrong today but were just breaking even you will have built up equity and eventually cash flow because the asset and rent prices will have appreciated with a certain degree of confidence. 

It'll help your education as a new investor, and may mend an otherwise shaky relationship with your buyer's agent.  

I have already bought a duplex, realized mistakes I made, but luckily am on the mend with a slight positive cashflow.Now I am looking for an apartment deal of $800k or less and have 20 to 25% downpayment with a lender setup for the loan.Looking around Loopnet, Realtor and Crexi I have found the options are a few types: either large number of units - older in bad shape in a city (cap rate 9%), small number of units - older -that have been rehabbed in a city (cap 6%) or newer small complexes in smaller towns with cap rates all over the map.

It's definitely a lessoned learned because its going to be more difficult to evict your friends, however the damage is already done with the neighbors, so I would say, do your best to mend those fences by having your friends as well as yourself apologize and offer to pay for repairs.

What real estate markets are still on the mend?