Figure out the goal your trying to achieve, pick a market, and start buying deals.

We contacted the tenant by email, by texting, and once talking telling that he has to leave at the end of the lease, but now the tenant does not want to communicate and does not pick up a phone.

There is still good money to be made in AZ, FL, GA, TX and other states, however, picking the right submarkets is key.A very good source of local analysis is rereport.com

I've picked up from a few others on the forums the banks rely on the fed rate for their construction rate financing, and this seems to be where the rate currently exists. 

Would like to pick up a 2-4 unit complex for under $700k.

Learning to pick the property manager better and deal with unexpected repairs hands-off.

Can anyone tell me if carryover basis restarts at 27.5 years in a 1031x, or is it excess basis at 27.5 and carryover picking up where it left off?

I called all of them, only one of them picked up when I called, which is very important to me.  

Basically, pound the pavement and pick up the phone.And, just to be blunt - we are not in a cash flow market right now unless you use some kind of creative strategy.  

You can decrease costs by picking nice but standard finishes.