All channels can work, though some bear fruit more consistently than others.. especially when you’re hoping to avoid heavy renos.

Dont get me wrong there are plenty of heavy hitters that just scan the site and dont really post. 

You will want to consult with a lawyer.In regards to your last two questions here's some background on what makes a contract valid and enforceable:Offer: A promise to do or not do something within a certain time period Acceptance: A clear and direct statement that all terms and responsibilities are accepted Consideration: A legal and adequate inducement given in exchange for the promise Capacity: The parties to the contract must have the legal capacity and competency to contract Awareness: A party must be aware of the contract Legality: The contract must be legal in the jurisdiction it will be operating in***Not legal advice*** Steps I would take: -Review contract in detail to understand each counterparties responsibilities (if you are not aware)- Email a copy of the lease to each of the tenants listed on the lease and reiterate lease expectations for termination notice, rent payment etc. - If the lease was signed via Docusign (other esign may have same ability) - you can go to the envelope, go to history and view the IP addresses for each action taken.

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.

Collection agency turnover the case to attorneys rarely only when judgement is large and landlord is willing to pay heavy attorney fee, which can start at around $3000 for filing garnishment but even that doesn't go anywhere without a valid address of the tenant.

So it crushed us cashflow wise because we couldn't finance anything and all of a sudden I'm too asset heavy and cash poor.

Quote from @Hank Bank: Quote from @Greg Kasmer: @Hank Bank - Sounds like you have a solid property!

We are looking to connect with others to build a solid foundation to our newly started company. 

If you’re open to looking across the state—from Jacksonville to Sarasota—you can definitely find some solid deals, but you’ve got to be strategic and focus on markets that fit your goals.

Jokes aside, RBC is usually a solid first choice.