My heart is in Real Estate....and I would love to get in contact with a local investor that would be willing to offer some advise. 

He said, "anytime rent is late, remove your heart and treat it like a business.  

Bless their hearts though, they really struggle with getting positive results that experienced note investors achieve routinely.  

@Daniel Mohnkern I whole heartedly agree, cash flow is king and that is what I'm looking for. 

I've studied wholesaling and played around for a few months but never closed a deal, so I'll take most of what I'm getting here to heart.

But if you believe that the seller is not motivated to sell the house for less than 60k when the ARV is 65k, you may need to follow your heart and move on from this one unless you happen to know some buyers who are looking for rental properties at that price point. 

"...this post-apocalyptic chic space {in the heart of Oakland's hipster mecca Temescal} has a lot of incredible natural light!".."

On March 4, 2015, I came to work with a very heavy heart (partly because of caffeine overdose).

It's currently a vacant church in the heart of Canton and just had the for sale sign removed.  

I've actually found a little soft spot in my heart for the RE agents that just come right out and say "I don't work with investors" because it at least saves me the time and energy.Now having said that - I had to make TONS of calls and send a bunch of emails but I finally found an agent that does nothing more than work with investors and I'm stoked that the hunt finally paid off.And guess where I found that agent at?