While not suitable for every circumstance, best practice is to try to look at things from the renter's perspective while comparing your listing to similar ones on the market. 

Of course, the interest of Asian buyers for California houses also could create problems which I am not going to go into here.If you are looking for better investments generating higher cash flows, then locations such as Memphis and Orlando might indeed be more suitable.  

I'm open to looking into more properties, but I've also had a difficult time finding suitable property management in the Youngstown area.  

THEN, after showing you the specific house of interest, I explain that while I understand your position regarding exclusive contracts, if we are going to continue working together I'd like a contract. then I tell you that a contract CAN easily stipulate that I am your agent with regards to the property at 123 Main St Nowhereville, MA or if there are multiple properties and we are feeling each other out as to suitability for working together then we can go with a 24 hour exclusive contract.  

I was under the impression hard money loans weren’t suitable (or even available) for buy and hold?

In my case I had the candidate first and then found the property.I think if I were going do another as an arms length deal, I would still find and qualify the tenant/buyer first and then go shopping for a house (or 2-4 unit multi) that fits their needs and financial capabilities.I like your buy strategy ... essentially rescuing someone from possible foreclosure, but how long do you end-up carrying the house while looking for a suitable tenant/buyer?

Hi @Ben Lacascio, depending on the proximity of your property to Duke or the other local universities and its suitability as a student rental, the timing of the semesters might be something to consider as well. 

They will assess the property's value based on its after-repair value (ARV) and lend you a percentage of that value to fund the purchase and renovation.Secure the Hard Money Loan: Once you've found a suitable property, submit your application to the hard money lender and provide the necessary documentation, such as the property details, rehab plans, and your financial information.

With friends who invest in the area and a good property management company, I believe you should look to purchase now.And as others have said, find a suitable property, run the numbers, and take action.I wish you all the best.

I need to find something suitable for my kids and I've tried two different lenders now to no avail.