Top it off I'm sure I'll need a chunk of that $100k as reserves to handle maintenance and renovations.Would you guys n gals suggest I attend the auction just to see what happens or should I be prepared to bid? 

Also, set up keywords for your area and attend local meetups if they have them in your area. 

So, make sure your closing agent will do whichever type of transaction you're planning to do.You need to be attending local REIA and real estate investor meetings to get local information and to learn who you should be using in your area.Good luck to you!

We've even attended over 50% of the closings of our loans to make sure our borrowers were comfortable with everything.

I did make it to the last Meetup in Lake Charles and plan to keep attending.

You and this tenant have definitely started off wrong and functioned poorly for 3 years.Get your own tenant and reclaim your profits.Then see if there is a Landlord Association in your area that you can join and start attending local meetings to get local support and information.We want to see you successful!

No, I haven't taken the step to attend REIA meeting but that's my next move.

I used to live in the beautiful city while I attended UMD for Civil Engineering and can't wait to get back.

Find and attend a local Biggerpockets meet up, find real estate investor clubs, talk to realtors who specialize in investment real estate, etc.

David,Before you choose a lender, I suggest you attend a seminar conducted by Joe Massey at Castle & Cooke Mortgage.