So I told her if she could moved all her stuff completely out the unit by the 17th & returned the keys to me that we could sign an agreement to break the lease and she get her security deposit back less any remaining balance & fees after 30 days.

Without those recent sales, it's just a crap shoot.Now if you're buy/holding, and you are willing to accept the small pond (market) less fish (renters) longer time to wait for bites (longer vacancies during turnover) keeping some that you would otherwise throw back (less selective screening options) you can still do well and at lower risk due to lower entry price points in those smaller markets.

hello everyone, im new to this forum. sorry to start off with a problem, but this came up out of nowhere.i am investing in a rental property in las vegas. i went to chase for an investment loan with the title to be held in a llc. they said it was ok, as long as i put 25% down and have a personal guarantee. and a slightly higher rate.i went into contract with a property for 94,000. we did the apprasial, and waiting for the report. my loan officer said 2 weeks ago, everything is fine as long as the report doesnt come back less than 80,000.this week, she just called me, saying chase has just changed their guidelines, and cannot close with the entity own. and can only cancel the loan or change it to personal name.this is my first property, and i donot mind it being in my personal name, but then i would rather not pay a higher rate. the rate right now is 5.375% on a 30yr loan. any advise?

You could package up and sell off properties to other investors and place your funds into some passive syndication deals (accredited investor status may be required), and in doing so you would get a lot of your free time back, less headaches but also lose that control that you currently have.

Need some advice on a buy and hold I have. Are there any other way's I can document my rehab/addition to add more value to my appraisal for a cash out refi? Mortgage lender said there just aren't any comps in the .7 m...

So the original contract states "If appraisal comes back less than the purchase price of $290,000, Buyers agree to pay $3,000 in cash over the appraised value at the close of escrow, not to exceed $290,000".

Your realtor should have provided you comps to justify what he was telling you and the offer should have been conditioned upon appraisal so that if the appraisal came back less than the contract price you could have asked the seller to reduce to that price or walk away from the deal.

If the appraisal comes back less than what you offered, you have to bring a larger down payment to make up that difference or the seller needs to come down on their price.  

I was able to lower the Purchase price since comps came back less for two single homes.

You are giving the bank back less value money than you borrowed.