you start with a realtor Lawyer is for when you have the deal tied up. 

The only time I'd say it's an okay idea is if either: The area you're investing in is expecting so much appreciation that you will easily profit off that (watch out for mortgage interest though...the appreciation needs to be higher than what you pay in that and expenses to make it profitable)You have some specific reason for wanting to do it- family ties, future home, major long-term hold, etc.Maybe I'm forgetting another one, but those two are all I have for now...

You might make less, but you cut a lot of costs, make the 1031 exchange easy and maybe worthwhile. 

Centralize your back office / use remote employees / VA where appropriate to cut costs and improve service levels / responsiveness.  5.

OTRCH operates a couple of what I call "wet rehab" centers meaning congregate housing for persons otherwise homeless and there are several other agencies like "First Step House" etc. that might be interested in a presence in this block.Or you could cut your losses and put it back on the market under the "greater fool theory."  

This company charges 15% on top of any maintenance requests in addition to their normal fees but all I need to do is approve the estimates - they do all the work/communication with the contractors.Recently my PM sent me a few maintenance requests: a $1400 to fix some plumbing in a bathroom (clogged and leaking - contractor says they need to cut the pipes, reroute and replace some plumbing, recaulk.

I've stuck with the tried and true reasons I've heard to keep my search ranking high (quality photos, stellar reviews, updates to my listing) and that helps but in slow season, when I'm not willing to cut my rates as much as some of my competitors, it can be a ghost town.  

If they won't let you build on it, explore doing a lot tie agreement so that you can combine the parcels and when you go to resell it, you can ask for a higher price point based on the large lot.

Especially when the insurance paid for it, contractors don't cut corners.We have probably several water issues every year across the portfolio.

Truly sad.They have been reported to some authorities, but I am not sure if anyone was able to collect legally.I would love to offset the $25-30K I lost getting tied up in their scam.