Quote from @Bryan Hogge: Hey Henry I'm considering the system for East Texas commercial properties.

And the condo debacle in FL will be churning for quite a while as these rogue HOAs try to get realistic with deferred maintenance, new requirements, and freedom for people to use as they need to afford them.One thing to consider would be to 1031 all of them in a consolidation exchange. 

Main benefits to this strategy include:- Low down payment options (as low as 3-5%)- Acquisition experience- Property management experienceThe NYC metro area has nearly 2,000 available 2-4 unit listings on the market.Other new investors consider the BRRRR Strategy.All the best to you on your journey!

Ways to find the best comps for a property I'm considering.

I'm considering dumping contractor's bodies that screw me there haha

I'd also suggest considering a partnership if you feel comfortable with that in order to reduce the risk completely on you. 

I have an off market 12 unit on the coast and a 25+ unit Oceanfront in Bandon that would also consider selling..Lastly there is an 80+ unit coastal motel I have my eyes on.

I couldn't understand why their credit wasn't better considering their income was what it was and their debts were not unreasonable.

Because the payment is coming from the tenant, and not the surety bond provider, claims are always processed without a fight.If you are interested in considering a surety bond program, I recommend Obligo.

(I know a lot of investors who are doing this, but I've been surprised to find out that it's a new concept that others haven't considered.)The more units, the better in this scenario because you can hedge your bets with more units.