@James Maher I was trying to run it on 7% was a no go. ugh

If your contract is subject to an o/o clause, and you are not going to occupy it, you do not have a deal.

In a no asset chapter 7, that would be about three months start to finish.  

If you have a no smoking policy. 

I see the lien certs as a no brainer on returns and a sort of soft way to get my feet wet with REI.Jerry K., I'm looking at Monroe County. 

Or would it be a "no-no" to even attempt to speak to them?

Your tenants will soon learn your terms and your management style.You can establish a no-smoking policy at anytime with a MTM rental agreement. 

If I was getting a sure thing and even if that sure thing didn't happen I got fat EM it's a no brainer versus a friend who wants the property but needs a bank to approve with all these conditions.

If and when you get a no, you need to understand what that no is based on, there are "prudent lending practices" at work here, all banks follow the basic underwriting guidelines and debt-income, LTV and debt-service ratios or spreads.

If you decided to replace the carpet and paint the exterior after having it listed for 5 months, what other basic cosmetic upgrades are you neglecting to do (new carpet is seems like a no-brainer BEFORE the house gets listed for sale)?