I would also tender that I believe the rental market remains fairly strong from a demand side here.  

I have nurses, an MIT professor who left Boston due to high rent and covid related issues, a teacher, and even a textiles engineer to give you an idea of the type of individuals that this area attracts.

Gold and silver American Eagles are legal tender coins with face values of $50 & $1 respectively.

Based on a situation I am in right now that is difficult to discuss due to litigation, I would not tender funds at closing until everything is moved out and the house is completely vacant.

Apples to apples, a 90 late in NO way has the same credit score effect as a foreclosure.How can I say with sufficient tenderness what must be said?

Pizza delivery boys and bar tenders had houses they had no business owning but so what?

Former owners just have no incentive to sign an earnest money release, and without their signature, you're money's tied up.There was another recent sale on this topic:http://www.biggerpockets.com/forums/103/topics/50743-home-tendering-agreements

You don't record same-day in FL... title to the property transferred when the ink went on the deed and the buyer tendered funds.The title company should have been contacted to assure the seller that 1) good funds were collected and 2) the seller's proceeds would be be wired as soon as the Fed re-opens on Monday morning. 99 out of 100 sellers would say OK and hand over keys.Unfortunately it sounds like you bought from that 1 in 100 A-hole.

North Carolina was known for tobacco, textiles and furniture.  

The answer to this question is tough, as its not really specific but here's a macro answer (assuming your buying 2-4 units):-Budget/level of rehab: The amount you have to spend and the amount of work you're willing to do will effect the answer, but if your budget is sub $300k you'll have more luck in central or Southern Jersey .In Northern NJ a budget of $300k MIGHT get you a 2 family that needs work (in D class neighborhoods $300k will go a lot further) look at East Orange, Newark, Hillside, Orange and Irvington-Form of tender: Are you paying with cash?