I have met very successful investors that take deep dives on NPN commercial notes and immediately go in and have one of their companies appointed as Receiver of the property and collect rent and maintain the building.

Many of them will jump into property management, thinking they can retain clients and earn some easy money by collecting rent checks.

If you have positive cash flow with the HELOC, you can wait and collect cash flow until it sells or sell at a loss and move on.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

We used to do pet deposits, but now we collect a one-time "pet fee" upfront that is designated for damage repair and cleaning on the back end. 

How does one get airbnb not to collect taxes on mid term rentals?

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

We're thinking for incoming leads a google voice number, website to collect seller information, and an acquisitions email address through our google domain. 

My mortgage would go up $781 for the next 30years,  the ADU income would more than cover & I hope to pay extra principal to cut my loan time -it's just I was hoping to pay off ADU within 5.5yrs- so that I can collect 'all' ADU income at that point <I'm fixed income & I lose 'some' personal income in 5yrs so trying to plan ahead on how to recoup that>.

You have preyed on people who had good faith in you to care for their properties, for their personal health and safety; and instead now live with ongoing health issues, legal fees, and are forced to reside in unsafe conditions.