This represents a modification in my previous business model, as I will flip properties on occasion to improve other cash flow.

My wife and I used them on two separate occasions and were pleased with their service as they walk  you through exactly the process.

I have confronted both of them about this many, many, times of the past two years. and contacted THMS on several occasions.

I do work with other investors and on a few occasions I have had to pass on a property that I may have otherwise considered because my client was interested. 

I have heard on more than one occasion that small apartment complexes are a good way to go.  

@Bob Bowling its because its here in San Diego the property he was talking about and I happen to own property right by it he was talking about it in another forum about San Diego, the cap I own in the area is 5.1% for a duplex similar to the own he was saying. and I own a 16 unit place which is not really comp in that area for 5.8% that's all I talk numbers, I am a former analyst trust me I know my numbers better then you I am sure  its just we talking about something different, I remember on a post you wrote this poor kid in Florida wanting to open a drug rehab, place and you could even understand the concept, just relax and always go defensible on the cap rates that is 2 different occasions you have proven you don't know what you talking about and just go criticizing

Financially we have done better by just doing vacation rental over the summer but having it a year around vacation rental provides us the opportunity to use it on occasion when it is not rented (which we use the opportunity less each year).  

On the rare occasion that the property is worth bidding on, there may be one or two people there willing to bid. 

With that said, I have had occasion to do shorter term leases also. 

Is there a local bigger pockets group in the area that meet up or network on a regular occasion?