I' m also not thrilled about having to wait 12 months to receive their 3% down payment, though if that's what it takes to sell a propery, it might be worth it.

Two tips:  Plan for Property management when you buy the property (because you will move), and don't bet on appreciation and selling in 3 years (that's gambling).Good luck!

I like the thrill of the hunt for a good deal and the excitement I get when trying to read the market for areas on the rise.

I am thrilled until the seller says...."

Hi @John SpagnoloWell first of all it sounds like you have enough properties that it's time to look into having a property management company handle them for you.But if you still aren't ready to turn the management over to someone else, you definitely need a good property management software.I use PropertyWare and I'm honestly not thrilled with it.

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After leaving the service he was employed with Proctor and Gamble in sales.

The gamble will be: how long will the Tenant last, and/or how much will the land appreciate?

Properties at this price point and in this kind of neighborhood are hard to insure and costly, so it was a gamble on your part, to not insure them.  

I would be thrilled to help any way that I can with your Real Estate goals!