Hi @Kelly McMillan - I've got a client that has used Cornerstone Foundation on a couple of occasions (different property each time). 

As you talk directly to sellers and try to buy their properties, you will on occasion find someone who doesn't need to sell to an investor at a discount, but who would really be better served by listing the property for sale.

I was then reminded on a few occasions how much it cost to clean, prime, and repaint every surface in the place, and now my lease is clear that smoking is not permitted inside and there is a $200 fee per occurrence of evidence that smoking has occurred.

On those occasions I have always had the tenant call first and generally that has been sufficient.

We do have a 25+ policy as well, but we have broken that on occasion due to the quality of the kids and there were no issues.

I am right now working through a home inspection sent to me on a home I am selling and am reminded that some of the things that inspectors put on reports reflect that they don’t really know the specialty trades ( inspectors are not electricians) and sometimes they just put stuff to earn their check.This may be an occasion for a second opinion from someone who actually knows what they are talking about

I've met Steve on a few occasions as well and he's the real deal.

There have been though a few rare occasions where a property had all utilities separated except for water but the numbers were too good to pass up.

It also means I still find positive cash flow RE on the MLS (rare, but on occasion).

The other thing to be on the lookout for with tax deeds is previous liens as there are occasions where other liabilities will be tied to the property and you'd be responsible to pay those to obtain clear title.