"What do you mean it's $50 to deliver?!?!"

You don’t own it yet, have it delivered vacant as a condition of the sale.

One of the issues I have heard, is that despite having that waiver in the lease, some of the magistrates ignore that part of the lease and law and still expect to see that the ten day notice to quit was delivered.

The law says that I cannot charge a late fee until after 5 days and that a postmark counts as delivered to me.

The other case is that they just stop showing up one day because instead of coming to terms with the fact that they over promised and can’t deliver, they ostrich it and peace out.You’re close enough to OKC that I think you’d be able to get any of the reliable venders here to come down.  

It might be better to refinance as much as possible while still maintaining cashflow and subsequently getting a HELOC in case you find a use for those funds that deliver a better return than the cost of borrowing.

Either way you delivered, and the beauty is, you now have their trust! 

This is very inspiring.I love how you detailed the steps you took and emphasized how the specialized knowledge you had coupled with implementation delivered such great success.I also really like how you created an incentive for the real estate broker and the result was beneficial for all.Additionally, the point you made about knowing your markets rents, both section 8 and market, I’m finding is key.

When it comes down to it, investors will invest in a Fund when they believe that the Sponsor has a high likelihood of delivering on his or her promises.

Pay the price that delivers the investment returns you are seeking.