The owners of TICs receive deeds, though, and I'm wondering whether those can be "lady bird" deeds with a beneficiary, which would also eliminate probate.

So, if they offer anything of substance I would take the bird in hand and walk away ahead without dealing with any hassles for months.

@Andrew Owen, if you are going to put the effort into bird dogging deals like that you want to have the tools in your back pocket to take down any opportunities you find!

There seems to be endless money chasing anything near the beaches but there are still opportunities.

There are a lot of paths you can chase… but for market searches, the above is what I do. 

I no longer do it but the old group and that LLC is still alive and well doing it.. margins are just too thin for my taste.Closest to that would be to hold yourself out as a foreclosure service whereby you chase down all the deals do title and bid for the money people and take a fee.. this is quite an industry in PHX and other markets like Atlanta.. 

I do this in Google Sheets and it gives me a birds eye view on how my investments are performing. 

Too many people want to go out of city of state because they are chasing the 'better' returns.

One of the principal industry concerns about the vast power granted to the Consumer Financial Protection Bureau was that these powers were too insulated from review….The ruling sends a crystal-clear message to federal agencies that their powers are not unlimited…We would not be at this point today if government agencies were more prudent and consistent about staying within their statutory authorities, grounding their rulemakings in empirical facts, and heeding appropriate procedural safeguards…Instead, too frequently, our regulators appear to be chasing headlines and short-term political wins.”National Association of Homebuilders - “Today’s Supreme Court ruling is an important step forward to advance meaningful regulatory reform because it means that federal agencies can no longer continuously change the law – and the intent of Congress – by implementing their own interpretation of statutes as long as the interpretation is viewed as being ‘reasonable.’

The pro's for me were that I didn't need to chase after renters for rent because Section 8 mails it to you directly and the yearly inspections were a pro for me because I know what I need to do in the house.