.- cannot force exit- cannot force to open books- have to pay legal costs for Grocapitus if they ever take action- are indemnifying Grocapitus against false statements.

So rather than just market suddenly for 60 days when a property opens up, you're developing your personal brand all the time.

Open to it.

Of course unless your buying defaulted notes at the get go then again as Chris mentioned this type of fee should be handled up front.. and if it new origination your making and then they go bad.. in your foreclosures you can charge the borrower these fee's when they cure or add it to you opening bid and when someone buys it at the court house you get repaid..

If rates stay high, do you think inventory will keep climbing, opening up even more deals for buyers who are ready to pounce? 

I do think you need a separate entrance option or at least two entrances in a four-plex to make it easier on the LTR tenants, but if you are open about it form the start, everyone gets it and you choose the unit composition based on which ones will be STR or MTR.

And we went in eyes wide open, intentionally inveting in class D, not sliding into it as demographics changed. 

The AP has to be open, notorious and hostile...those terms have a legal meaning and essentially it is that you as the owner have been fully deprived of your right to the property.Absent those items above, it sounds like at best they have another legal right which is a "prescriptive easement".

Target buyers who are open to creative financing, and you might find the right person who’s willing to make the numbers work.Best of luck with your deal!

@Clare Pitcher we do 12+ month leases to avoid vacancies Nov-Feb.If we take over an occupied property, evict or have tenancy-abandon a property, we first let the owner know finding a tenant will take longer than "normal".This opens up owners to understanding they may need to:1) Offer 3D tour and floor plans to stand out2) Price more aggressively or be prepared for aggressive price reductions3) Offer MoveIn Specials:- NOTE: we do NOT recommend offering a month of free rent that can be used at MoveIn.