Hello @Lorraine Hadden,Agreed with @Matt DevincenzoWhen it comes to curb appeal for the purpose of selling a property, less is more.

They must first move out, leave the property broom-cleaned, and then they can pick up the funds at our attorney's office.Most won't agree to all this - so they are liars.

Completely agree that each market is unique, and success comes from actually doing the work.

Illinois is a great market, but I agree with most that it would be much easier if the investment were closer to you.

A few comments from my perspective (and after reading @Dan H. comments):I agree with Dan, and view this as a negative cash flow property as well, given that more than 20% down was necessary to make it work with what I suspect is a non-commercial 30 year note given the interest rate. 

I have a 3-step process I put them through before we actually agree to work together. 

And I agree you'll probably feel a lot better having your rentals in your backyard.

The borrower MUST receive something of value for the deed in lieu, agreeing not to foreclose immediately and giving the borrower time to reinstate, or providing a modification, is that something of value.I need to clarify that these notes are commercial and investment property, so do not have to comply with residential lending requirements.With a deed in lieu there is no foreclosure, judicial or non judicial.  

Welcome to Sacramento :) I agree with the comments.

I like subto because I cant qualify for an investment loan right now so its a huge benefit, also lower buy in than an investment loan but I agree with you that its not that hard.