I wish I had experience running an apartment complex as I could certainly use the capital to afford one, but I wouldn't have a clue as to what I am doing.

A lot of people that go to court can't afford a lawyer.

. :)May main interest is in a buy and hold of multi-family units as small as duplexes or as big as a I can eventually afford.

Either way, I'm looking for spreads ;)Tony,Yes, Vancouver is experiencing an even frothier market than Toronto and has become the second least affordable city on the planet after Hong Kong for housing (11+ times household income).  

As you mentioned, the juxtaposition between what I can afford and what is a good beginner investment are usually inversely related.

I'd also keep trying to get ahold of them at the same time to try and figure out what the problem is and see if maybe you can come up with a plan for them to move out as soon as possible if they can no longer afford the rent. 

How much time can you afford to spend on checking if the liens are secure?

I can't invest in California with the amount of money I have so I'm looking into the Wisconsin area where I'm originally from because it's more affordable.

As you know in Yorkville, areas like Elgin, Aurora, & Joliet were devastated more so than surrounding cities so there is still really good pricing but as the market goes up these areas will become the only affordable parts so people will go there pushing up pricing.  

With all these options to invest I'm really not sure what is for me or even affordable.