Ok I will propose a scenario, I watched the auction today and this property stood out as a good deal to me.

I want to point out one more thing on this subject that really stood out to me in J's recent podcast that I think is critical to his success in selling his properties.

I went to the IN REIA meeting last night and there was someone that stood up and introduced himself as someone that has been helping people use their self-directed IRAs for 15+ years for REI (he sat right next to me) but sure enough, I forget his name.

My average tenant stays 18 months right now my problem is due to my schedule it usually takes me about 2 to 2.5 months to fill a vacancy as its hard to find the time and what ends up happening is I don't have time to do a proper pre screening, get stood up half the time, then I get frustrated and go into Ill get it rented when I have time mode which doesn't do me any good and pro longs the process. 

The hair on my arms stood on end.

Hell,I have built a house license free legally because it was to be MINE to live in,and I probably did 60% myself except the framing, basic service, trusses, slab, hvac, and exterior.

Long story short: we had a deal, he stood me up at the settlement table due to depression, his lawyer filed bankrupTcy next day, assets were frozen for 8 months, foreclosure, sheriff's sale, Fannie Mae bought from bank.I know this property intimately.

I have read couple of books and the one that really stood out was "The Millionaire real estate investor" by Gary Keller. 

Hope to hear from you.Reggie Truss

I spent literally weeks reading reviews of properties all over the USA and one thing stood out.Places with fantastic photos never lived up to them.