I see where Sub2 can and has been a good tool in the right hands.  

Investment Info:Small multi-family (2-4 units) buy & hold investment in Cleveland.

This will be built and hold properties.

Be conservative on your rehab budget, rehab timeline, holding costs, etc.

If you don't meet that 12 month seasoning requirement and/or want to hold the property under an LLC, a debt service loan may be a better option.

the little nuances one learns in the foreclosure bizz... states with redemption rights are very tricky... in Oregon the rights sunset after 6 months.. so many investors if they don't have the rights ( ie can't find the person who lost the house) Or does not want to pay someone who bought the redemption rights and is holding them hostage.. they just wait out the 6 months and go about their bizz...

If you drop the PM and hold this property consider it a fresh start. 

I have a handful of clients who all keep a simple log. 

I focus on buying and holding SFR.

I don't know my occupancy numbers off hand for 2024 but can message you when I compile them. 4.)