I didn't see your post until today. 30 - 45 days should not be an issue.This is the reason why I personally have built a buyers list of qualified buyers who can close with cash in 10-15 days (its never really that short between sorting out title issues, sending contracts back and forth, etc.)I feel comfortable telling the seller that although the contract says 30-45 days we can more than likely wrap the deal up in 10 - 15 business days barring any unforeseen circumstances.@ Tommy - I took a look at the cost of those leads. 25 leads a month for $150?

They stayed nine years and are clearly comfortable with the rental.

the book was written in a different environment - when prices and rates were lower. 

Many multifamily projects face challenges, including rising interest rates, operational inefficiencies, and decreased valuations, which drive the growing need for alternative financing solutions.This environment presents a unique opportunity for mezzanine debt and preferred equity investors.

What are YOU comfortable with? 

Housing prices in Beloit are definitely cheaper than Janesville, and Janesville is (for obvious reasons) significantly cheaper to invest in than Madison.Can't be of help to the property management part though... we've looked and looked but haven't found a company we are comfortable with... your best bet there would be to join up with the Southern Wisconsin Landlords Association and network for a quick recommendation. 

They are not going to feel comfortable if you are going into "their space" while they're there. 

I'm not saying to be there friend, just be an advocate to having a nice comfortable and safe place to live.  

Once you’re more comfortable, you could start exploring other channels like direct mailers or pre-foreclosures.Don’t hesitate to connect if you want to dive deeper into specific markets or strategies.

Budget for property management costs and choose 2-3 markets based on rental demand, property prices, and comfort level.Good luck!