Sure I don’t want the owner contacting the tenant but if I’m doing a good job showing the “good” tenants is never a bad thing and if an owner over steps with the tenant then I can deal with in my management agreement.

It's about 50 minutes away from me driving wise so not too bad.

Great questions buddy, should have invited you to our presentation yesterday in Nashville with some of our investors (my bad!).

You can start to Farm and door-knock and mail a choice neighborhood with a great sales price and turnover rateThe low-hanging fruit is ALWAYS going to be For Sale By Owners and Expireds. 

That sort of bad faith is part of the reasons why landlords end up with concrete in their drains and then come on BP to complain about just how horrible and mean all tenants are.A professional landlord also knows that tenants without the use of their range will occasionally try all sorts of novel solutions to cook their food, and these solutions are very often nutbag fire hazards.

@Steve Kirsch I'm not in the Denver area but try to locate Dan Macklin and the Bad *** Realtors group... 

Hello all,I have found a deal that I need a hard money loan for since I cannot put 20 percent down on the property, it’s 4 units all on conjoining properties, it will be around 430k to get the deal to work.However, if I acquire the deal, I currently have bad creditWill it be possible to refinance out of the HML if I show good cash flow and signficant equity, even with bad credit?

You'll end up rationalizing your way into bad (very bad) deals that will have a domino effect on all future deals. 

Unfortunately, it sounds like you would be throwing good money at bad if you try to do any improvements.

Sometimes break even was a choice because I was after equity capture and put them on 15yr mortgages.