@Rod Zahavi and @Nick B. this thread is about investing in Beaumont TX, located in the SE corner of the state.

It doesn't look bad per se (maybe I'm biased being taller) but they are not in the ideal location. 

I am a belly to belly relationship JV partner.. not a lender per se.. but I do a lot of deals and have done many in CA..

I'll glad (not really glad per-se) to see that I am not running my number wrong.

Just look at this graph: https://fred.stlouisfed.org/se...

I recommend you research the property manager's license to see if they are a member of any professional organization, then review the law and any code of ethics to se what their responsibilities may be.Most states require a "disclosure" at the start of any relationship that spells this out for you.

In SE Mich the workers are overwhelmed and many seem to be indifferent to the landlords' concerns. 

For some reason it looks like your reply comments deleted, because I read them earlier but now they're gone.If I interpreted your theme correctly, it's essentially a waste of time to pursue most C class mid size apartment complexes in the flyover states and SE US.  

Maybe not as well.As Bill pointed out above, you as a Mortgagee are not entitled to the property per se.  

Thank You  There really isn't a cost per se in assigning a contract to the end buyer..if anything they are paying you the assignment fee for the contract/deal.Also, what you have invested in the deal is literally whatever marketing costs you incurred to get the deal in the first place.