I just think back to my days when I started selling real estate in 1975 I took on the hard to sell properties. but I charged double to triple what the other brokers charged.. but I actually sold them. as opposed to listing sitting for 2 to 3 years.. it was a niche I carved out.. and these were tough to sell properties so I got compensated for that.. 

I don't have the details, but the friend and girlfriend are refusing to leave, and the property manager has given them until the end of this month to depart, or the eviction process will start on my tenant's father, wife, and son.The friend and girlfriend are not on the lease, have never paid a dime in rent, and have nearly tripled the assorted bills that the father is responsible for.

Small claims court - here in MA, you could sue there and ask for triple damages.  3.

My analysis suggests I could potentially triple that with my proposed strategy. 

I invest in recession resistant niches like triple net lease. 

So now we’e 21 years into the future and the properties still haven’t appreciated (they should have doubled or tripled as should the rents, but again, worst case.) and she needs the whole $6k from her $400k sale that carries her another 5.5 years.

If you're making 400/month clear, and you need to put a new roof on, or furnace, or HVAC, or spend 10k because the tenant trashed the place, or it gets robbed and they steal all the plumbing (all these things happened), it can really screw you.If you're also using leverage its even worse.Now we have triple figured we still have all the same problems, but we've learned a lot, so we're better at buying, we're better at rehabbing, we're better at management, and we have more cashlfow topping up reserves every month.so with buying more we got better at it, and also created the kind of scale that absorbs a lot of the issues.I have some money left in about half the houses, the rest are zero in.

The other generates an okay return, but the value of the dirt underneath it has tripled since we purchased it in 2006.My residential also does well.

Some investors in California buy properties that don't cash flow at all, but even cost them a little per month, but within a year they make more off the appreciation than even if they had make triple the amount of rent.

Set it up as a triple net lease.If you have the capital for a down payment, you might pull this off.