Hi @Travis Salley, Not a great goal if you'd like to stay independent (no equity partners).

I imagine for a rental property you would want to stay towards the lower end of that I know I would.

One of the tenant insist they have legal right stay there as M2M tenant ( still enjoy paying $300/mo below market rate) because it is legal 4 families and landlord can't ask them move out even owner occupied or landlord family move in as reason to ask them move out.Please BP nation help us on the situation to deal with the problematic tenant.  

Connect with wholesalers, real estate agents, and other real estate professionals so that you can stay top of mind with them when they do hear of a good deal.

But at least you'll get a sense of how much she cares about these "issues" she brought up.If she ends up staying, I'd document the fact that she told you she already has lung disease so she doesn't try to later claim it was from some condition in the home that caused it and sue you. 

Originally I was thinking to sell this place and move into a SFH or even a Multi Family and stay in it a year then rent it, buy another stay in it a year and rent it and keep moving along that way, but through reading BP forums and talking to some other REI it seems like possibly taking a HELOC and staying in this house a bit longer might be a good option because I will have a fair amount of equity.

When I asked them about getting on the lease, they both admitted to an unacceptable criminal record, but for various reasons believed they were entitled to stay.

If none are interested I will get with you to see what we can adjust to make this deal go quicker and stay within the best interest of both you and my clients.

In this part of the cycle we stay away from chasing IRR.

this is a nearly full gut, floors stay, everything else goes. moving walls, new mechanicals, etc. also I guess I know now to draw up rehab plans before engaging contractors.