In any event the buyers bank in quicken loans and they are not moving forward based on the duration I owned the property and my purchase and subsequent sale price. 

If you do a short sale, it would impact your credit report and subsequently your ability to borrow for your next investment.

not sure where i start with that.Thanks Cash on Cash return is the ratio of your cash income {Cash Flow Before Taxes (CFBT)} to the cash invested (your total capital injected prior to property being put into service).As an example if the property were valued at 150K when it became a rental and, between your initial downpayment, subsequent principal payments, and capital improvements before it became a rental, you had 50K in equity (100K in debt), then your cash invested is 50K.Say the townhouse rents for $1000/month with operating expenses and debt service of $700/month; your cash income (CFBT) is $300/month ($3600/year).  

If you don't choose Memphis for the subsequent property you add another market to visit, another PM to interact with, another market to track, etc.  

Have all significant requests and subsequent agreements clarified in writing.3.

My subsequent lack of progress was an education in itself: it taught me that I need to commit to what I want or it will never appear in my life.

This often leads to new landlords accepting a tenant they shouldn't and subsequent problems.

Seeing as how this was going to take a massive amount of time, I inquired how much he would charge to prep and subsequently paint the entire house (including finishing the casing).

As mentioned most of the people here that have a lot of success point out they keep following up and usually get a lot more leads, and deals, as they send subsequent pieces.$2,500 is not a bad little nest egg to start with, but if you are outsourcing your letters that really is only going to get you about ~4.5 mailings at 500 each time.

We were disappointed to find that prospective tenants failed to quickly add our competitor's rent and their subsequent utility bills to discover we were the better deal.