After a couple weeks of unfulfilled promises they took the paperwork to the court house to start the eviction process.

Give 5 years promise to get the loan out of the seller's name.You could look at a wrap around mortgage or installment sale/cfd too.1003 App http://www.biggerpockets.com/files/user/REISkills/file/1003-mortg-app---bring-to-mortg-broker

However this property is located in unstable area with a very poor reputation, fortunately closest neighborhood is promising single family home area with a lot of houses getting rehabbed.

They left immediately, so she complained to me over the phone that they left all kinds of trash etc.After several apologies and promises that it was just a mix-up I got her to agree to let us on the property as long as we notify her first so that she can make sure there is no contact between tenants and workers.For the time being it seems like everything will just work itself out, although I'm waiting til the work is completed before I believe it!

I've met Shaun in person and the presentation promises to be entertaining.

What zip codes or neighborhoods look promising to you, Chris?

@John Rooster With that promise, maybe you could get your tenants to pitch in for the Powerball tickets.

I've tried to get hard money... no luck... just alot of promises.

The 1970-80 houses are all fake paneling walls and  falling apart and no one wants them.

Often times these types of companies will take you money and not do the work promised.