But any improvements are at your risk.. the redeeming party just owes you your cash plus in our state 9% and any VERIFIABLE expenses you paid to protect the asset.

cash in hand or money in the form of an asset. if I sell i would have money in my bank ready for any deal. what do you think.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

And unless you go into some very rough areas, you won't find double digit cash returns.

So yes, at one point or another (and fairly soon) the government (local/state/federal, "big" or "small") can coerce clean up.Your scenario depends on responsible owners/insurers with assets, Jim.

You have to talk to the sponsor to find out the details on each particular deal. 1b) And the asset class matters too. 

The building of an asset that is down nationally is a risk.  

@Carl RezaThe hardest part is taking the first step of knowing your goals and why you're investing, then doing a deal analysis with your market, assets, budgets, etc.

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With a passion for finding undervalued properties and transforming them into profitable assets, they are eager to learn, grow, and build a successful real estate portfolio.