I guess we'll know we've arrived when that happy day comes!

I post three day notices on the morning of the 5th and file the eviction immediately after the expiration of the 3 day notice.I find that it's not practical to have the late fee start prior to the 4th, because many low income tenants receive government checks that arrive on the 3rd.

Depends on the buyer.That said, I usually provide the exit price (arrived at by real comps), estimated rehab expense, and any specific and pertinant info about teh property (lot size, sq. ft. beds, baths, ammenities, etc.

You build in contingency money for worst case examples and then arrive at your price for the property going in.The small retail building you would need to look at ( age of the building, who would go in there for the highest rent and it is mom and pop or corporate, is the building best demolished and build new, is the land better used assembled with adjacent properties, etc.)As you can see it's not just a simple formula but a careful and detailed analysis goes into looking at every property individually.Same thing with a apartment building.

If you found before buying that all windows needed immediate replacement then you would deduct say 20,000 as CAPEX of the price and arrive at 122,000 for a purchase price.The big ticket repair items that have been deferred where the seller has sucked out all of the cash flow over the years you have to make the seller pay for that in a price reduction.

I arrived in Phoenix in '88, when foreclosures were at an all time high.

In my area of upstate NY, a couple of years is reasonable enough, and I can factor in the rate of appreciation to arrive at my offer.Same neighborhood can vary by location as well.

Can you send me all the figures so I know how you arrived at the cash flow figure?

The dumpster is there waiting for us.The electrician will start Monday.The plumber arrives next week.

I feel that the entire conversation around trust-worthiness of the sponsor, while very legitimate, is besides the point unless you have the skills to be able to analyze the opportunity at hand, and trace the proposed methodology and execution of arriving at the floated returns.