Even the usually-strong HML started to get flu due to local economy.One thing I agree for office it's mostly regional, so combination of asset and place location is key where asset survived or move to the bank.

But at the end of the day, well located properties in which the owner has ample liquidity to ride out long-term cash flow negative periods, rarely lose money.  

@Gloria C.This would be a great case to share with community since 1033 is rarely discussed.  

We certainly have some problems with damage, but rarely goes over the deposit amount.

I'd like to set up something that gives us an alert if someone is at a vacant property after-hours and to determine if a home is occupied without paying someone an hour round trip to find out (for the rare default situations).  

It seems like the numbers just rarely net any kind of positive cash flow. 

You could get the DSCR on first and if your bank allows it do a second position HELOC on the investment property (this would be pretty rare if a bank allows this) but putting DSCR on second would not be ideal.

Very rarely do I ever meet people who moved to Waco for a specific job that already existed and that is because there are none/ they are hard to find. 

Perhaps combine a direct mail campaign with your text message and cold call campaign.

My limited experience with the Gurus is that are very rarely price competitive and target newer buyers.