It’s like signing a superstar athlete to your team for a season — they perform, they add value, and when their contract is up, they move on without any fuss.New WatersNavigating these waters can be complex, which is why having an experienced property manager becomes invaluable.

@Rich Hupper I know that brownfields tax credits are used in MA to get some cost recovery.

Now that CA is in recovery, I am focusing in state only.

Ex - Pro athlete here who did a sport that paid no money but I got to do some cool Team USA stuff.

I am currently a student-athlete at Middle Tennessee State University.

At least in the US you might have a broker to go after, or their E&O insurance, or a state license recovery fund, and maybe the PM would loose their license.

The economic recovery is going to be 1.5 - 3 years on a best case scenario.

I think I will take your advice and contact a debt recovery service to hound them. 

So the niche is finding  the areas which are recovering  or sustaining some degree  of recovery.

With the market recovery, it seems most of the properties in my area aren't likely to cash flow, but I believe I may have found a few houses even further away from Houston (in the "exurbs", should not be considered "suburbs" given distance from downtown) which may meet my requirements.