At which point you can have it reported to the credit bureaus.Long process to not get any money, but at least you will have the satisfaction of screwing their credit. :-)I am local to you.

I have 12 month listing contracts and sometimes it takes longer so subletting really helps with ratings, park satisfaction and care of the lot.

So while the ROI is probably not there...over the long haul of my life i believe I will get enough personal and professional satisfaction out of it that there will be a net positive ROI for me personally even if on paper no one else can see it.Unfortunately though...the fact its not on paper is the reason why I haven't convinced myself to go yet.

I'm leaning towards being patient with deals rather than pulling the trigger on a C-class neighborhood because I do understand that I'm purely speculating an appreciation in neighborhood/tenant quality.

It takes time to sort through all the bad deals for the one you want, you just have to be patient.  

Should I jump on the thin deal or be patient? 

I would be patient and let the good deals come to me.

Over time it could appreciate in value if you're patient and believe in the historical trend of real estate going up over time.

A few days after closing, a guy introduced himself by email: Michael from the Roofstock customer satisfaction department.

Be patient.