My morts. not assumable and no one else is interested as the area is depressed. 

Just because these tenants don't make a lot doesn't mean they want to live in a sad depressing property.

I am a firm believer in plan for the worst and hope for the best, and I would much rather have a property rent much faster than much slower than I predicted.When owner look at the in and out numbers, they have to understand what is only a paper loss (depression) and what actual losses are.  

He asked how many rehabs I did a year and I said four, He groaned four an then asked what is your profit margin and I said 10% and he groaned again even louder and looked even more depressed.

You may be a great writer, but I'm rather suspect as to what the content might be, especially seeing you review products and services or provide them, not clear on that.Why don't you expand a bit as to your expertise before we make suggestions, that might help narrow the field.I mean, I could suggest something, like, how to safeguard a buyer's interest in buying Subject-To or devising a commercial seller financed note with an under performing property or identifying the highest and best use of a residential property in a zoned buffer area or curing external obsolescence of a neighborhood, how about establishing a CAP rate in a depressed market or easier, in a high performing market?

It seemed like a depressed area for a while but looks like it's turning around.  

Now When I look at zip codes 77494 & 77450, I see the rental market is very strong , to all the landlords in the area , are you seeing rental depression due to abundance of rental inventory in 77494 & 77450 zips esp ?

Most of what I'm building now is for cash and in the name of an LLC or I may use PM but only on homes that are currently up for sale and expected to sell quickly.I do know the regulations have changed considerably since the most recent recession/depression.

I have close to 20 entities and it costs me around $50K/year (maybe more but I'd rather not know I'd probably get depressed) for the privilege.

Elimination  of the IRS would depress the economy :sigh:Both  are transaction oriented and until there is a transaction, there is no tax; simple, understandable and accountable.Imagine: no 1040, Sch E, W2 or 1099's