.-240 if theres already tile previously but IF its level, i can overlayer it with the new tile and not remove the old tile.

I have quad 4 unit buildings that are town homes.What I have found is it is much better to put all tile on the main floor instead of carpet or vinyl.Upstairs with the carpet it doesn't get worn down as much as the main level.When you evict a tenant with tile it is mop and go and not fixing tears in vinyl or carpet that can't be salvaged.The dirty carpets tend to attract bug problems as well.You can find tile cheap and buy a big area rug to warm it up for cheap.The key with tile is the contractors can kill you on the install fee.You have to find a contractor hungry for money.I can get tile 12 X 12 for 56 cents a sq ft.Main level I would spend about 229.60 in tiles,another 150.00 in mix for bonding and grout for finish and just put back old finish trim down and repaint.Can get a hungry contractor for 75.00 a day to tile day one and finish grout 75.00 day two.Total cost 529.60 for main level.I have 1,178 sq ft with 2 story but I leave carpet upstairs and on the stairs and tile the main.Don't pay high prices.Be patient and turn over rocks to find the great deals.

If he's a landlord... he's not an idiot (well maybe some are)...So this means... either one he has some-type of motivation aka need money, rate reset, law suits, or moving to Zimbabwe (JK on that part)... you need to find this out...What I've ran across is... alot of "land lords" want to dick use investors around because they want to just - "see how much they can get"...So finding out motivtional level is huge.

Most of them will let you set the polling interval, however, not all of them are fully customizable so you can set it to 1 minute or whatever your personal update urgency level is accustomed to ;)Depending how badly you want it, you can jump through hoops and have email forwarded to gmail or somehow have gmail collect from other POP accounts.

To keep maintenance to a workable level I limit occupancy to 2 persons per bedroom.

What I have discovered is that my clients have thousand of REOs nationally and through my relationships at the Asset Manager level I have access or the ability to look at them all.

it's an investment with a projected return and risk level. I

I am not an attorney but I know in PA you can wholesale if you sign an assignable AOS and give them legal consideration ($1 in contract I use).

What risk level is there with staying put, vs. doing something different?

I think the HML market (on a local level) is pretty efficient.