The very first day that a tenant is late, a Notice of Default needs to be delivered to the tenant (you need a receipt of delivery; if you hand deliver it, place it in a sealed envelope with their name on it marked 'urgent/confidential' and take a photo of it placed on their door). 

Our hands are tied accordingly however as we cannot influence the appraiser and need to keep them truly independent (as every legitimate lender in the space knows as well if they want to continue as such)

On the other hand, I also did have that in writing and made that aware to all of my clients, As well as the service providing softwares Stating the same policy.

On the other hand, pros include increased cash flow, engineer-based data for the clients CPA, audit protection (with the right firm) and the ability to deflect that recapture fee with a 1031 transaction.

you are right on both counts - it is saturated and there is tremendous demand within all asset classes / niches, AND real estate is constantly changing hands and there are still deals out there. 

(I am starting investor, please understand)So many guys are buying in second-hand market, when original can not cover their mortgage payment because of the depreciating rent, and let go of their property at great value.

We try to save money by occasionally doing our own work, we only have a handful of properties.

I’ve noticed that in places like San Antonio or even Omaha, from what I read in Forbes, the best projects come from really tapping into that local network.What you did..approaching the owner, closing fast, scraping the old structure..shows guts and a willingness to get your hands dirty.

Do you have experience “flipping” or managing rehabs, or hands-on?

In the Dallas area, there are a handful of great agents you'll find through this feature.