contrary to popular belief pre foreclosures are not the most motivated seller.. they are the seller in the biggest state of denial and the hardest to work with.. best deals are burnt out landlord or vacant already owned forclosures that have gone through the system.

Assuming the notification to maintain right to move family was not provided, it is my belief that you list this right.   

I'm wrestling with the common things including limitation of time, capital, and overall limiting beliefs.

When the market is hot, cap rates are low because buyers are willing to pay a premium for an income stream, typically on the belief that the income stream they are buying will be larger tomorrow than it is today. 

I pretty religiously check out Zillow, maybe some Redfin and even realtor.com (a few others as well).

My advice for you moving forward is it to get crystal clear on your goals and to track your lead and lag indicators religiously (read the 12 week year).

@Cody MaheuContrary to popular belief, you do not need a CPA in your state of residence or the state of your investments.

Postal Service address,Voter Registration Card,Federal and state tax returns, andDriver's license or car registration.The home is near:Where you work,Where you bank,The residence of one or more family members, andRecreational clubs or religious organizations of which you are a member."

So that's the issue between me and the tenant is that they are withholding suggesting it's not and I have the belief it is.

Pulling a HELOC is also an excellent strategy to obtain cash, in fact many investors use this, however, if you do decide to go down this route you need to run your numbers religiously.