@Michael Plante it's good to hear your friend is successful - I feel like it's all about the numbers - I think I have identified a piece of property about 1.25 acres for under $300k.

If not and you're weary of dealing with this business you can always inform him you will begin advertising for a new tenant (which, of course, means there will be showings of the unit) and once a qualified replacement is found, his lease can be terminated.Sometimes when a tenant realizes there will be folks tromping through their place the bathroom "odor" suddenly evaporates.While you should not have to suffer loss of rent over all of this, life is too short to keep dealing with this nonsense.

The max Uncle Sam allows is 50k if you haven't taken a TSP loan in the last year.I've seen both good and bad experiences with this but at the end of the day it's no different from any other type of loan, you are just your own bank in a sense.The downside or risk is that you lose your job, your property isn't cash flowing, are unable to pay back the loan, and your retirement account suffers since the loan essentially turns into a withdrawal.The upside or best case is you have the loan for less than a year, your BRRRR pays off the loan, and you pay yourself interest 5% interest.The opportunity cost is if the stock market goes up 20% and you were only paying yourself 5% interest you'll miss out on the excess returns. 

The examples you gave were also EXCELLENT because the investors who you say are suffering from changes affecting real estate CHOSE to be there.

So the loss due to Clayton County malfeasance was about 15 times what you'd have suffered in a county not Clayton, Dekalb, Fulton, or maybe Cobb, correct?

But have you considered that you possibly could be suffering from tunnel vision?

Most of the cash-on-cash returns I'm seeing when calculating even modest management fees and repair/reserve stowaways seem to be consistently in the 4-6% range for COC, and that's assuming no big surprise expenses that affect cashflow. 3b) Even 50 miles outside of Atlanta like Dawsonville, Cumming, Matt areas are expensive for a modest home in areas that have room to grow and don't suffer from being a food desert (you know what areas of the city and metro area I'm talking about).

Have around 100 MHP- About half with waste water treatment plants.

., definitely string lights somewhere that makes sense, and other decorative accessories like plants.

Ultimately the borrower sold the property before sale so it was a non issue but had they not, and had we continued with default, if we did not restructure the foreclosure (difficult), we would have more than likely had to wait until sale, suffered a loss, then filed a title claim (Time...time...time...) to hopefully be made whole.