I'm trying to limit my exposure as much as possible and make the best of my current situation.

Cash for keysGive the tenant a cash bonus for leaving immediately then take that apartment.

They are typically talking on their phones as well which is an added bonus to deal with it.

A dilemma that many new investors discover as they gain exposure.

First, because I hold my properties long term, and even during the downturn rents didn't drop that much, the GREATEST exposure I have to potential losses from real estate price declines is in my hard money loan portfolio.Next, many hard money investors do not have the "long term, buy and hold, sit it out" mentality that I have in my property ownership.

Hoping to get good insight and info from this forum and any networking opportunities would be a bonus!

As a bonus, I'm hoping that being active in improving the neighborhood will allow for some modest appreciation as well.I think, though, you need to know your target audience and give them what they want.

To the extent 10% could fund/buy a loan, it doesn’t limit your exposure if you buy bad loans or there’s another horrendous market drop.

Though I miss it terribly, there's a much better market here, and friends of ours leased it, so that's a bonus.

Getting your license allows you to use your commissions in deals, so that's always a nice bonus.