There is a provision in all my contracts that permit me to assign the contract to a newly-formed entity that I control.

If you have an issue with that, or are long distance, hiring a property manager is a must.

Check with the county and make sure it was permitted.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

We use an emr known as synkwise to document patient and business related issues such as compliance issues and certifications for our caregivers.

Here are a few to watch out for:Property Condition: Most distressed properties need extensive repairs or renovations, which add to your initial investment.Competitive Market: With Phoenix's popularity among investors, competition for the best deals can be intense.Complex Deals: Foreclosures, auctions, or short sales are much more complicated compared to regular real estate transactions and usually require specialized knowledge.Tips to Successfully Navigate the MarketDo Your Research: Understand the local market conditions, including neighborhood trends, property values, and potential rental income.Build a Strong Network: Work with professionals who specialize in distressed properties-such as brokers, contractors, and legal experts-to make the best decisions.Assess Costs Carefully: Factor in the cost of repairs, holding costs, and any potential financing issues when evaluating a property’s profitability.Be Patient: Finding the right distressed property takes time.

The worst part is they refuse to help me get the account back, quoting their terms of service and stating they are not liable for any issues with my account. 

My business partner is able to issue IUL.

Interesting, I did not have the issues on mine when I first used but it take a while to get them confirmed.

@Kiryl Ulanovich,You're on the right track:Get Pre-Approval from Hard Money Lender – Know your terms and limits upfront.Find a Deal Through a Wholesaler – Verify numbers and ensure it meets your criteria.Review the Assignment of Contract – Confirm terms, earnest money, and contingencies.Conduct Due Diligence – This includes an inspection (if allowed), verifying ARV, and rehab estimates.Submit to Hard Money Lender for Final Approval – Lender will review title, contract, and property condition.Title Search & Clear Any Issues – Ensure a clean title before closing.Close Through Title Company – Finalize funding and take ownership.Consider also lining up contractors early for a smooth transition into renovations.