My intentions aren't to quarrel, just to lend some friendly insight from somebody in the industry.

Yes, totally understand the retirees aren't working but you'll still want a strong economy around them so that the community/town/city thrives.

For example, if the local cap rate is 10%, the value is probably about $150,000.Now, that said, duplexes aren't always valued based on income.

Being from Long Island, I completely understand your concern, but think there are opportunities everywhere, especially where taxes aren't too high.

There aren't many other options with sole proprietor as an entity.

Work with a broker who will actually teach you notes (rare because they usually teach what they want you to know in dealing with them) another way is to self study by looking at various brokerage sites, talking with other investors and reading the note forums, the last way is to pay some guru who may take you down a path of showing you some method that is often expensive.To my knowledge, there aren't any "note schools" or education programs that do not have some vested interest in how you do things or where you invest......that may change soon.Non-performing loans can be worthless.

I did turn away some potential tenants along the way, but generally people who can afford to pay $3k + a month in rent aren't going to destroy your home.

I'll bet any real estate attorney there will be friendly, they get even friendlier when you pay them.If you mean those that advise you not to do some screwy, dumb. stupid, hair-brained, unconventional, guruized, scamming or illegal activity, they aren't being unfriendly, to the contrary, they are probably being very friendly keeping you out of trouble you can't afford to get into.Call Realtors in the area and get references for a good RE attorney, see who the Board of Realtors uses or has used, ask your lender for the names of three good ones.Forget about trying to get a good attorney to advise you to do things you shouldn't be, adapt your methods and strategies to their advice!

I'm just conveying the fact that they really aren't as binding or as hard to get as most realtors seem to think they are.

I've deal with a lot of banks and mortgage companies, and I will tell you that unless your an individual you aren't going to get a 'conforming' 30 year mortgage unless your purchase as an individual (and later putting into an LLC won't help either) The "protection" you think your getting from an LLC is not what you think it is unless you are purely an investor (and even then its not that good).