Im in the top 1% of agents nation wide, and when I sell properties in states Im not licensed, I still hire an agent.

I originally cherrypicked 12 units at 450,000 contingent on any outstanding repairs needed .

This is 3% of the FMV of the property... not 3% of the purchase price or the outstanding balance.A standard home is going to appreciate $3,000-$5,000 annually in this area.

Its a short sale because they want to sell, the net proceeds are insufficient to pay off the outstanding debt and they don't want to bring cash to closing to make up the shortage. 

In the lease you must clearly state that any outstanding utility bills left unpaid by the tenant will be paid on their behalf and are due and collectible from the tenant when paid.  

I've done thousands of foreclosures nationwide...and on behalf of FHA, Fannie, Freddie, USDA, VA.

Hi Lidia - there are more variables that are important to making the right choice - I'm a real estate broker in Florida - but I work with a lender based in California, that is licensed nationwide. 

Outstanding balance is 470k.

Overall not a strong market from a nationwide markets perspective.

Costar is the best source nationwide.