Steven J. 1 at a time, as others said, except under very specific circumstances, as outlined in my post above, with the link to HUD.

You would need to see the actual note document to be sure about any particular loan, but the general terms are standarized:http://www.law.cornell.edu/uscode/text/12/1701j-3(d)Exemption of specified transfers or dispositionsWith respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon—...(4) the granting of a leasehold interest of three years or less not containing an option to purchase;...This section gives a exception to the due on sale clause for a normal lease as long as it three years or less.

There was very little strategy (or pattern) except that they were all purchased from property owners in default, with some equity.

In Colorado, and every other State I am familiar with, the only utility that can lien a property is the water/sewer companies/districts, and their liens have super priority status, so they aren't real motivated to sell, and I have never seen a water/sewer lien foreclosed on (except via the tax lien sale process described below).

Most failure in businesses is due to being underfunded and I don't think real estate is any exception.

Doing about a minute of research turned up this: http://www.cai-georgia.org/pdfs/Georgia_Condominium_Act.pdf (page 5) (a) Except to the extent otherwise provided by the condominium instruments: 2) To the extent that walls, floors, or ceilings are designated as the boundaries of the units or of any specified units, all doors and windows therein and all lath, wallboard, plasterboard, plaster, paneling, molding, tiles, wallpaper, paint, finished flooring, and any other materials constituting any part of the finished surfaces thereof shall be deemed a part of such units; but all other portions of such walls, floors, or ceilings shall be deemed a part of the common elements; That seems to say the windows would be YOUR responsibility.

Mark,You are right except the big banks do sell large orders of REO's to high end buyers before they hit the MLS.Joe Gore

Ours are inexpensive, except for Florida.

If you haven't already, you should really start investing some of your profits for retirement.I'm sure many here will take extreme exception with my comments but I can assure you well over 90% of the people here are not investors, they are small business owners and work in their small business each and every day.Oh, and as for a day job, I still have mine even though my investments have done very well over the last 30+ years.

I have not raised rent for exceptional tenants in order to keep them, but really market rate is market rate.