I've gone to a few REIA meet ups and also been to a few real estate summits held by Than Merrill and the Fortune Builders.

Storage for all of her stuff would cost a fortune.

I was fortunate enough to have former teammates doing REI in another state that wanted to help me get started and grow long term wealth.

I just have a fortunate situation where I have all the time in the world, Capital and access to capital.

I'm feel fortunate to have the properties and the cash flow.However, the cash on cash return is low due to low LTV (around .35 and .55) based on current property value.Based on my math, and keeping greed in check, it seems the best move is to sell and put the money into other property with higher CoC returns.However, I have strong urge to keep the properties despite the low ConC return because the people that want to live there are great and I have few issues.

I think that's my sticking point--trying to get my head around on-time payments, grace periods, and the late fee.I've been so fortunate with tenants to date.

And yes  your right, situations like this suck.But like someone else posted prior, I am fortunate I am not someone who got caught up on this and then was foreclosed on because the contract never closed.

Fortunately, there's absolutely no need to wing it: Talk to experienced investors in your area and buy yourself a set of solid, time-tested, state-approved operating documents (including a lease agreement).

@Ryan Fortune You have received some partially bad information. you can go to the MD General Assembly page to check the status of bills.

It is a lot of extra work, but I feel very fortunate as I watch my friends being exposed to rent increases to the tune of 5% and even higher per year.