You acquire the property today the rents will be what they are currently, they won't magically pop up to market value.

I've worked in PM companies ranging from mom and pop all the way up to operations which manage thousands of units in very wealthy neighborhoods.

This way if I was to win the foreclosure and somebody later popped up to claim they were never notified, the attorney can back up they did the correct research and notification.

If the tiles have chips and cracks in it heat it up, pop out the single tile and put any tile in there that is the same thickness or you can use some type of filler for the crack.  

If you are sitting on land with an empty gravel lot and can just pop up a building for $20/sq. ft. then you could make a go at it. 

So for me I can bring gifts to listing presentations and send little pop bys that aren’t just silly notes on skittles because I’m focusing in on a smaller number of transactions.

Pros - Higher rents than renting to a family, I can pop in anytime to check on the place, if one guy moves out, I don't lose the whole rent, no wear and tear from kids or pets.Cons - Higher turnover (I usually do month to month which also has higher rent), potential for parties (but I screen very carefully so this has not been an issue at all), parking, roommate drama (rare with professionals).Just another option to consider.I'm a mortgage lender myself and I wish we had a 90% product like that MACU loan!

As a Mom and Pop investor, I can't afford to play that game.     

After a month or so of doing 2-4 a day you'll have a large enough data set to see what the average return with no debt and the good deals will pop out to you. 

Durham, North Carolina - With 20% of North Carolina's population within its borders, prestigious higher learning universities, and a young demographic (a third of the pop.