After you include vacancy rate, maintenance expense, CAPEX, etc I think you're probably in a negative cash flow situation which of course the bank is not going to be keen on.

@Zach Quick one reason these sell for cash is its virtually impossible to get such small loansIE 25 to 30% down on a 40k purchase price leaves a loan for 30k ish.... not many mortgage companies are keen on writing those types of loans they are losers .. vis a vi what they can make and charge on them...

I have 3 rentals now and the banks aren't very keen on giving me another mortgage with my self-employed income. 

I doubt a bank would be keen on a refi with issue 1 anyways.

Unfortunately, municipalities, and ultimately most likely courts too, are not keen to accept this argument as a barrier to liability for whatever use or physical infractions exist on a property.

I am keen to what is best for contractors to do and me to sit out.  

Its very competitive and cut-throat, you need to be able to network well and have a keen eye for finding deals and making numbers work.

I think HUD will black ball buyers.. if I am not mistaken and most OREO sales like that require you to close in the name of the company that made the offer.I know the govmit is not keen on house flipping IE deed restrictions etc.. that one will be interestingI was trying to tag Greg in TExas I think its Greg Hall  anyway he buys a ton of HUD so he would know

$$$You might have to visit a LOT of open houses to find these gems; they typically aren't the listings that listing agents are most keen to promote and be proud of.85% LTV if you are not going to owner occupy, 95% if you are.

@Jon Crosby has developed a keen way to automate messaging.