I have all the figures , hard and soft cost, marketing research and builder.

BTW, that market looks very soft to me.It's a 3100 +/- square foot, 4/3/2, stucco with a tile roof.

So bottom line I'm very much in way over my head right now.I was looking at the short sale route and am talking with my realtor about such, problem is in the sub prime market everything is soft right now and there's TONS of foreclosures here in Houston to pick from.

I've tried in the past, and found that I'm generally too soft on tennants to be a good landlord, but I'd like to re-evaluate that situation and build a book of income property, so I'm hoping to glean some advice and possibly some practical solutions to address my landlord shortcommings before I jump back in to that segment of REI.I hope that gives a little more detail on me, and again I appreciate the warm welcome thus far.

How ARE they surviving with the business so soft and no sales lately?

If they speak softly, you should too.

In a down, soft market.. a real estate investor needs to re-orient their thinking.

MVP Troy... reminds of the Aikman of my beloved Cowboys who got their a$$ kicked because of their soft QB now!!!!!!!!!

I don't fish for trout in a bass pond.

James I wasn't born with a silver spoon in my mouth.I had very tough times where things were lean growing up.It builds character and makes you remember where you came from.Having said that you can't let emotions make business decisions for you.This woman has allowed her kids to invade her life and mooch off of her.She has ultimately made that decision.I can see where that high payment without assistance is strapping her.I can't tell you the number of kids who are draining their parents dry and using them.It makes me sick to think of these types taking advantage.I am not talking about a temporary blip where someone is down on there luck but a continous pattern of doing the minimal only and getting the rest from the parents.I have tons of tenants with my apartments and I hear it all.When you have apartments they all talk.If you are soft with one they will take advantage.If you are hard with all they will leave because they can't manipulate and the other ones will pay on time knowing they will be gone if they don't.