I was becoming mildly successful again, but I was not happy with dealing with the stresses of dummy business owners and guns put in my face for having to fire their employees due to excess staffing, so I quit my business and focused on teaching what I love which is video game development at a high school and college.

The really good deals seem to have dried up a bit this summer here in Great Falls. 

@Troy S. you do make a very valid point and I do agree that being able to dry by your property is very important.

Do you think acquiring multifamily properties 1-4 units and renting them out collecting rent payments from the excess rent minus mortgage payment , insurance , taxes , property management if you have it and any problems that may arise is a good idea and then doing a 1031 exchange to use the value of these properties when you sell to then put as a down payment on a apartment building .

So if an investor provides 250k for me to buy 1-4 family properties, or small mixed use properties - is taking a 15% stake reasonable or excess to perform the described functions (assuming investor agreement).  

NC has/had turnkey providers but for the most part everything turnkey there has dried up.

So if deals dry up in one area now you have to buy more in others.

I only bid on homes with excess funds usually at the last couple of sales I plan on attending.  

I have clients who bought pre sale, 20% down, but now can't qualify for the mortgage as completion approaches (they came to me after buying and we will make it happen, but they were close to assigning) and with the uncertainty, private investors aren't as willing to lend, even with solid equity in the home, not to mention the private lenders are drying up as they did a lot of lending on the private builds that were booming. 

For the most part, carpet that has been wet for more than 24-48 hours should be removed and replaced, and in all cases the padding and subfloor underneath should be dry.