To learn from others mistakes, successes and failures.

Well my worst fear just happen I have lost my HUD realtor that does all my HUD bidding for me. 

It wouldn't be the worst I have seen on BP. 

Not the worst tenant, but not the best.  

Yikes too high at 13-15%I would suggest self-management on a 4 plex,If you are apprehensive about making lease mistakes in the beginning or dealing with tenants you might think of paying someone to consult with you in the beginning like a real estate agent to lease the empty units and collect the rent. 

Can anyone help me out on what the best and worst States are for non-performing and performing notes? 

On the cheaper properties you're often one mistake away from sinking all your profits, and that's a stressful situation to say the least.A good target for a flippable house is 3 bed/1 bath or 3 bed/2 bath that just needs a few updates, ie, kitchen, bathroom work, new paint, etc.

They're the worst.

Most of the foolish beginner's pitfalls and potholes could be avoided by learning from someone who has already made those mistakes, learned from them, and moved on to success.If you have spent any amount of time here on BP you will have come across numerous posts from investors who blast the novice entrepreneur for clogging up the market with bad deals, or more concerning to me, accidentally break the law and risk major issues.

Not without mistakes and lessons learned but I did well on it.