My guess is that it will be a pretty big chunk of change to replace them and whether the return on investment would be worthwhile - I don't know but I'd bet no.  

Maybe I'm missing something that makes Pittsboro a bad area, as I haven't looked into it deeply, but If you are thinking about placing a bet on growth over the next ten years, then it could be worth investigating. 

I'd bet the price for any station for sale just jumped up 10-15% like the remaining gas in tanks... if there is any left. http://www.wral.com/nc-stations-run-out-of-gas-aft...

Please post any further progress you make in defining any advantages or issues you may discover. 

You have a problem right now and the time to address it is right now.In an ideal world your tenant with the late payment record would progress to nonpayment and you could immediately evict for that.

I am very much in the research progression and really have not reached out to anyone yet in that way.

If you have been at it long enough to have all the returns and financials the bank needs, but still have no luck securing the funds, Hard, Private or Asset Based loans are going to be your best bet.  

You wouldn't make a ton of cash-flow but if the economy stays good (which is what you're betting on right?)

Good Evening:How do you go about finding Properties that are Distressed ( not properties listed on HUD or HomePath ...... as these properties Never seem to need that much work done to them ) I am looking for properties that I can pick up for around $30,000 - $40,000 and that need $15,000 + worth of Work done to them And who's ARV would be in the $100,000 - $125,000 range I have the Cash at hand to Be All-In on my end of things , at around $80,000 - $90,000 But I don't want to have all of my Cash tied up into one Deal, But I also want to make sure than I can Flip these Properties rather Quickly , by being able to offer them at a Purchase Price at roughly 10% BELOW the current Market's Value on Similar Properties with the same comps, and that are within a 5 Mile Radius of the Properties that I fix N Flip Is a Driving For Dollars approach most Likely my best Bet to find these " Severe " Distressed Properties ( Not so Severe though, that they have Structural or Foundation Issues ).

My immediate path is to wholesale deals, and then progress into rehabbing and buy and hold.