I tell them I wont raise rent unless taxes and insurance go up a lot, I am quick to get repairs done, I answer my phone (most of the time) and so on.

Just thinking out loud here, and because I have a similar situation I am working with now...To get the sellers attention, and due to their age, I would negotiate less down payment, in exchange for a prepayment penalty (only if legal in your state, and so they know you wont buy, fix and flip in a year) which gives them the income stream they still have, and the tax-deferred benefits for 2-3 years.

I can't see the matter being different with an individual, just suffer the consequences, change and move on, IMO.A master lease can certainly be done in residential.

They are suffering silently, which is nice but I still feel terrible.

Agree with others.RE is not the hamburger business.Units in process are expensive, drop one and you can suffer big time.Do one at a time and do a good job, then do the next one.

I prefer buy & hold also, just bought my first house planned as a flip, and somehow doubt that it wont be rented lol.Great job hanging the cabinets, its easier than most think !

(finishing my thought) it doesnt mean they wont just do the same thing over and over.Be cautious.Brandon

Realistic,But you should take in travel considerations.You probably wont be able to show the property to tenants yourself and carry out on-site management duties.

This way I wont have to apply for a mortgage and will just have to pay back the HEL overtime hopefully at a low interest rate.

I wont make any thing for 5 years.