It has been my experience the tenants either stay 3 or more years or I am evicting, I have never had a tenant move out after an initial lease term.

I just wanted ideas on how other investors chose there initial niche.

I just wanted ideas on how other investors chose there initial niche.

Peter,I have not seen a conventional lender offering portfolio/blanket loans in the past 5 years ... not in the residential space.We've been using a variety of the methods you listed to continue investing once our initial war chest was depleted.  

It sounds like you may be hiding something, I would recommend you dont initiate this process as they will likely look into every aspect of your financial life for any discrepancy.Any transaction over 10k is subject to government investigation and will be flagged.

I moved to the DMV area 3 years ago and have attended several seminars that initially sparked my interest into real estate investing.

-They have backwards priorities -They are professionals and know they will get several more months out of the home even after you file for evection-They are simply bad with managing their money-Something changed in their lives and they can no longer afford to live there/ need to save money to get into the next place-They bit off more than they could chew initially (similar to being bad at managing money but more future budget related)The people that do pay are regular people who want a decent place to live and respect how the system works. 

Use that time to find your buyer and them get their initial inspections done.  

I offer the walk through because a failure in the initial stage could taint you on a great business.

You can immediately pull out your initial purchase if the LTV is there.