", shows your inexperience.The cashflow numbers for Class C & D properties only look good on paper because few investors plug the correct assumptions into their ROI calculators.Have seen many newbies use a 5% vacancy factor for Class C & D properties with nothing built into their calculations for tenant-nonperformance or the extra damages low-demographic tenants statistically cause.BTW: we recommend using at least a 20% Vacancy+Tenant-nonperformance number.

I plan for the long term game and rarely ever sell so even appreciation is only on paper.

This approach minimizes potential friction while still providing sufficient time for them to make arrangements.Using certified mail for official notices ensures legal compliance and provides a paper trail for documentation purposes.

Mohammad,Without knowing the taxes and insurance it seems like a good deal on paper.

But put a pen and paper in his hand and it was a lethal combination in his profession.

before even finding a buyer, I’m pretty sure first you have to find a good title group or real estate attorney that will do your paper work and contracts, and provide you with insurance if something happens later on. 

When I went to sell the property the new buyer wanted to get title insurance and the Escrow Company AKA also the title company ) Did thier checks and said I would need a notarized uninsured deed paper for each of the quitclaim and the grant deed guy as well.

Because they found out the hard way that while Class C rentals look good on paper, they really don't perform as well as Class A or B.Keep following the "herd" and see what happens...

It would be much less than the $45K of paper money that I currently "own".

Talk to whoever handled closing and find out if you can charge her with theft or something similar (can't think of the name-not fraud) as she has your money.at least you signed paper work in front of a notary, so have a witness and paper trail.