Your tenants obligation was to pay you on Jan 1, so it doesn't matter if they paid someone else they still owe you...obviously details re: notice and dates all come into play here and from a practical perspective I'd work with the tenant and not move to evict over this.

I'd ideally like to do this process and not cost much money, but having a good roommate does matter to me.

This added inventory gave renters more options, leading to increased competition for landlords.Why This Matters (and Why There's Hope)For landlords accustomed to a manageable 6-day increase in DOM during the holidays, the 10+ day spike might feel concerning.

I goal is to find a market that has good appreciation rate with good to decent cashflow but out of the two appreciation matters more to me.

This could offset concerns about selling to an investor.Final ThoughtsYour approach will matter as much as your offer.

No matter the stage of the market, there’s always reasons not to invest. - Prices are too high- Prices are falling- Interest rates are too high- My Cousins, Mothers, Sister told me that Real Estate is too riskyThere’s never a “perfect” time, but everyone wishes that they started sooner.

And no matter what, keep an eye on how your financing structure lines up with your exit strategy.Where do you see the biggest risk.. sinking money into improvements or letting the buy back linger too long?

Additionally, the preREO strategy of having a receiver appointed to repair and rent properties during the foreclosure process is best suited for local investors, not out-of-state investors (or hedge funds, for that matter).

Sorry you are dealing with this, but the fact of the matter is, this stuff happens to all of us, but especially new, self managers.

CPA vs EA vs Tax strategist and so forth.Long story short: it doesn't really matter.