They tend to need to be convinced more that you can return their money along with interest.I use hard money lenders on almost all of my property acquisitions because they are able to lend quickly and they put another set of eyes on the property which can be helpful from getting into a bad deal.

I don't have any personal references but you can go to www.narpm.org and search their directory.If you make a mistake and hire a bad Property Manager, it can ruin you for life.

The comps show the market value is about 45 to 52KIt is just in a bad city.

You want to use postcards first since they are cheaper and some may bounce so you can remove the bad ones off your list and skip-trace those so you do not waste money mailing to bad addresses.

I keep looking at SFH which is what I'm used to flipping, but they keep coming in quirky or on bad streets or something.

Go to www.narpm.org and search their directory.If you make a mistake and hire a bad Property Manager, it can ruin you for life.

I've even had some tennants take their dogs to the vet to remove bad ones, and this property has them worse than I've ever seen.

Remember, evictions is bad for BOTH the landlord and the tenant.

(Bad credit is phone bills to collection and visa often late).The exit strategy is repay the property tax and put on mortgage on an 15 year amort so it will have at roughly 75% LTV in 2 years and refinance with a MIC.My concerns are as followings:If they do not pay I will either lose roughly $20,000 assuming an exit price of $130k or own a property (it's a duplex) that would have roughly IRR of 8% on a 3 year hold in a town that I do want want to own a rental in.The borrowers have enough money to pay as things are now.

@Peter SikI'll say this and leave it at that- it was one of the best advice I received from a experienced landlord- "NO tenant is better than a BAD tenant" Pick your tenants wisely, it could make or break your investment property.