I could honestly say it was the best decision I made since leaving college and taking steps towards a future I am capable of creating.

Since you are local, you are likely capable of putting all of the pieces together without bringing the realtor it.At the end of the day it's up to you... but I have to agree with Todd, as the markets continue to stabilize, good deals are getting harder to come by.

If the tenants are on an 18 month lease, you run your analysis using current rents as projected income. this lowers your purchase offer, and punishes the irresponsible landlord for offering an 18 month lease at below market rents when he planned on selling. if the lowest price he is willing to accept is calculated using market rents, then you compare your risk aversion and capability to carry the property at a loss for 18 months to determine if it is worth buying still. likely not depending on how far under market rents are.

It was pretty funny to watch.One night the police came out because the neighbors across the street were having **** fights in the back yard and someone reported them.

It has been a long, slow process trying to delegate and pay others for what I'm perfectly capable of doing.  

That tells me the neighbors are aware of the encroachment and are going to fight you. 

@Daniel PattersonIs your partner fighting the tax lien?

A bunch of cities are fighting with the VRBO's & AirBNB traction and have had hard time controlling them.

Just have to fight through that and do a deal!

Vacancy increases and rents flatten or reduce where investors fight for occupancy levels and keeping the properties afloat.