The key is to pick a lane—focus on improving as an investor, finding great deals, and letting a solid property manager handle the operations.

Even without those challenges you had, it was still probably hard to find a buyer because of the use mix.  

We also offered to help them find new housing, relocate them for free and help in any other way we could.

Risks: rates go down and you have to pay a prepay of 2 or 3 %; you have to sell and pay the prepay; rents decline & you can't make the payment like any other type of loan; cost upfront a little more than conventional; need to find experienced broker licensed in the state where subject property sits; servicers are bulldogs. 

Good luck finding that somewhere else without a lot of risk.

You can find these deals if you look hard, search the MLS and off market and network.

We were thinking about this now because it's hard to find good deals in our price range, so thought it might be easier to put it into a bigger deal but sounds like that's not such an option. 

Target buyers who are open to creative financing, and you might find the right person who’s willing to make the numbers work.Best of luck with your deal!

Hi Ricky,Being in operation for 10 years with mid seven figures of assets and NNN leases,it would be wise to speak with your tax advisor regarding if the tax set up should be an LLC, an S-Corp  or a C-Corp.It would also be wise to speak with an asset protection attorney to find out if this is something that might be beneficial to you in that area.

Find a local meetup is your first step.