Focusing on 10+ unit properties really starts to limit inventory and all the investment sales guys are tripping over each other going after the same owners.

We have areas here in Columbia as well that numbers can tell one story but hands on knowledge tells another.I'm making the trip down this Friday to walk an drive but never hurts to ask.

Sounds like a power trip man.

However, once they cross the line like calling and yelling at you, I would do the following (some points already made above):- Serve 48 hour notice of inspection and entry- In the notice, I generally include some kind of notification that you are allowed to enter with notice by law and that if any attempt is made to prevent entry, a trip charge will assessed to the tenant ledger and the following trip will be made with a law officer and section 8 representative (may not be possible, but as mentioned above, section 8 tenants can lose their privileges).- Perform the inspection, and make your notes.- Send a demand letter to remedy (in AZ they have 10 days) - in your case, remove extra occupants, terminate smoking in the house and clean walls, you will re-inspect on such and such a date- I would bill them for the cleaning if they do not do it, to their ledger and not wait on the deposit.

Flipping is very difficult and can trip you up thousands of ways.

(thank you for booking, you're about to arrive, how was your first night, I hope you had a good trip)Your house manual will answer ALL the questions your guests have about your home and your town. 

Might consider making a trip this year prior to pulling a trigger.

I haven't been active for a few years but that was the first trip through college. 

However, I assume there are some lenders out there that understand tax liens.I assume there are 2-3 lenders going to the NTLA conference in April, but that's a big trip for me just to meet a couple of lenders.

Spend some time on your trips to top cities meeting RE agents that are investor focused.