So I have addressed all his issues in a timely fashion, and now he complains that his son has developed asthma due to mold in the house.

For me personally now I'm more focused at the moment on larger apartment purchase since I have a couple 1031s and want to buy a 20+ unit building.I've actually just been doing it the old fashion messy way: excel (google spreadsheets really)So I've just got a bunch of different spreadsheets with names of landlords with the building type I want.The problem is it's very difficult to go this route and SCALE.I initially was looking for a CRM for lead generation on off market apartments/ off market SFR flips.I've defered back to contacting wholesellers and brokers directly because they're really the source for good deals since they sort of are experts at this and 'do this for a living'. 

I'm still buying rentals and flips, but only taking on high profit projects or solid longterm holds.I agree that Atlanta seems to mirror in a lagging fashion to the Phoenix market (for whatever reasons); and from what I can tell, both seem to still be doing pretty well at the moment.

However, they utilized Single Source as the appraisal company who did not complete the reports in a timely fashion. 

If you didn't pay it back in a timely fashion, it could go into default which would trigger the IRS 1099-R form (distribution/withdrawl from the 401k) + tax penalties.So don't quit while you still have an open 401k loan.The length of the loan is flexible however. 

By turning the asset into a passive rental, there is no UBIT implication on that future sale.All of the above strategies can be done with a self-directed IRA and produce good returns in a fashion that is arm's length and conforms to IRS rules.  

That's not luck that is just good old fashioned common sense!

I've managed in this fashion for the past 2 years with no more than 2 hours / week.Best of luck.

Direct mail / Yellow letters etc work.. but before you waste time/money handjamming letters, do some old fashioned door knocking.

I can recall when we switched over from an old fashioned quick books type approach to a software platform.