Hi Bill,If you are looking for conventional loans in your name, Elements Financial in Indy has great rates/terms for the SFR and Duplex.

A clear floor plan with the exits and safety elements are what is needed.  

Improvements to kitchens and  bathrooms are often your money makers, so document thoroughly how nasty/gross those two items were before you became owner.Show documentation for all the work you had done.Show that you got permits for everything.Provide comps, as well as any additional information you have that might not be on the MLS.Advanced level of the above bullet (this may only work in CA): About 3 months before your appraisal, start going to open houses as a "buyer," and request disclosure packages from listing agents for those soon-to-be-comps of yours.

Depending upon the terms, there may be interest from some smaller investors for the bulk package too.  

F.S. 95.11.The limitations period begins from the date the last element of the cause of action occurred, (95.051).

The Eviction Package with all the forms and some instructions are online at the County Clerks site.

Prepare a package showing your financial strength and then try and get in front of the decision makers in person.

If you check the meeting notice in the Networking Events forum of this site, there is a meeting at Tommy's Pizza in Dublin this Thursday and you will find the main speaker's topic will have some very helpful elements related to evaluating markets, not to mention it is a good opportunity to network with experienced investors who can be helpful as well.

You should also be aware that when properties are sold as a package that it takes longer to do so, and that the price you will get will be a good deal less than if they were sold off individually.

So I'm just selling the whole package to the adjoining neighbor.