Yes, 2 percent.Then again, we are heavy with staff so that stuff gets done for our owners.

Hi, pre foreclosure in all of its permutations, before the bank sends Notice of Default (NOD) or efter which is state even county dependant but often starts a 4 week clock till the trustee auction are the 2nd most difficult deal scenario and IMHO only experienced investors should bother, the 1st most difficult deal scenario are bidding at the court house steps on lord only knows what is being auctioned off sometimes even 2nd mortgages, you need to do so much home work to attempt to reduce your risk at the court house steps...Pre foreclosure no one talks about these issues, always about the nice sounding stuff like "motivated seller" get a good deal etc etc both are usually not the case.- 95% of folks in pre or post NOD want to stay in their house, keep their house inspite of them 100% will loose the house at the auction. 

You will get a higher appraisal (more money out on a refi) and have better appreciation and an easier path to a sale when that time comes.Very exciting stuff! 

I already contacted the organisations that pursue this stuff, none have bothered with me.

I've bought a ton of homes pre-foreclosure and at auction, happy to be a resource on that stuff, plus we just launched Bid Pirate, which is the one place online for NH, where you can see all the upcoming foreclosure auctions in one spot - you can learn a lot from the regulars at the auctions........ get after it, sister!

big question is what kind lawyer is going to work for less than 200k and only do basic landlord stuff ?? 

You can even plan vacations that are written off if using the sandwich method by doing work on Friday and Monday for real estate and the weekend is there so you do vacation stuff so all lodging and travel can be written off. 

Cut out expensive stuff you do not need but just want.Try to get that monthly amount needed to survive to a nominal amount.3.

Ok, next let's remove all the high risk; bye-bye sec8, D/C class, per room rentals, STRs, all that big variables stuff GONE. 

some of my investor friends have mentioned it. they get all there stuff at wholesale prices and it allows them to sell things for a discount.