Best decision I ever made. they went on to basically lose the portfolio as 2 steps one back.. theft  non pay trashed units.. simply not a sustainable model.I then switched to no debt A class only takes a few of those to hit that magic 10k a month NET cash flow with basically zero drama.. and only a handful of props  to manage  .. owing 50 houses has major work load if they are section 8.. 

With a 4-plex, losing one tenant is only a 25% loss of income versus a 50% loss in a duplex.That said, a duplex might be easier to manage, especially if you're new to investing or will be away for long stretches of time.

I would explain that to them that if they don't stop being obstructionist that they stand to end up with a lien on their house as a result and eventually lose that house.

What you do have to check into are the limits for staying so that you don't lose your Canadian Health Insurance.

I've seen architects spec the wrong sprinkler system more than once and you either have to spend nearly double on a larger system with a dedicated water line or amend the plans (and potentially lose months depending on when the mistake is caught) waiting on the amendment to go through so you can move the project forward.

I've also seen people who squirrel money away and then lose it in the stock market or some other investment like strips or something . 

We’d lose about 70k selling at appraisal value, and comps have rent at around $4300 which would be far short of cash flowing after maintenance & management costs.Looking for creative ideas on how to execute this move as painlessly as possible.

I'd rather do one locally, but I live in California, and I think it would be very easy to lose a lot of money quickly in a rehab deal, especially here in California where everything seems to need a new foundation.

People forget to read the PPM where it says about 10x you can lose all your money.47 units is very tough to manage. 

Because buying a one-off in those areas and then paying property management is going to cut or kill your profits.If you are doing OOS, you should focus on more turnkey or rent-ready over value add because as a new investor, you are going to lose money on the remote rehab.With a prior bankruptcy, an FHA loan, and 50k from someone else or inheritance, I would think a little more solid about how you want to invest.