Class midwest issues. 

The issues I'm seeing have to do with how the new leases were worded regarding the security deposit and who signed the leases.

We pulled every trick in the book, and the odor remains.Another issue is that when tenants violate one rule, they tend to violate more.

I have newer properties that spec builders just through up and have issues with. 

Here are a few to watch out for:Property Condition: Most distressed properties need extensive repairs or renovations, which add to your initial investment.Competitive Market: With Phoenix's popularity among investors, competition for the best deals can be intense.Complex Deals: Foreclosures, auctions, or short sales are much more complicated compared to regular real estate transactions and usually require specialized knowledge.Tips to Successfully Navigate the MarketDo Your Research: Understand the local market conditions, including neighborhood trends, property values, and potential rental income.Build a Strong Network: Work with professionals who specialize in distressed properties-such as brokers, contractors, and legal experts-to make the best decisions.Assess Costs Carefully: Factor in the cost of repairs, holding costs, and any potential financing issues when evaluating a property’s profitability.Be Patient: Finding the right distressed property takes time.

Many of the folks I worked with back during the dawn of the internet business era have moved on, so this is a learning curve, but I’m embracing it.Partnerships are something I’m open to, whether it’s working on your projects or collaborating on future deals.

@Andrew Self there are attornies you can hire to resolve your credit issues.

Joe I think one of the issues with rentals that need to be fed is how people have such a fixation on ROI and leverage . 

I have pulled a permit for removing a fireplace, but probably would not have but I had a significant remodel going with permits and did not want hassle of him making an issue of removing the fireplace (the inspection for fireplace removal consisted of only verifying gas cap was in visible location, he did not even spray it).

I also wouldn't touch hilltop with a 10' pole. struggled. old homes, over budget renovations, lots of issues. realtors push people here since it's the only place cheap houses close to downtown can be good but homes are 1900-1920.