had he went to Germantown and bought a 4 cap or 5 cap I bet he still owns it.Its the buyers who do this to themselves thinking their criteria is 10 caps or higher and THEY can turn it around.. 

I bet Landlord will be happy to do that.I have a situation with my tenant but the difference is - it’s a condo in HOA.

I bet David Greene's book on BRRR is good, too.

Houses in rough shape aren't always going to be an indicator of a motivated seller, people who have been there for a while (high equity or absentee owner) would be a better bet. 

But to me that is still a better long-term bet for all of the reasons you mentioned.

Do it, I bet you’ll be surprised at how many folks start showing up. :) I’m an active duty investor.

you will have local ST Louis hard money lenders I bet many will accept private funds.. and with the low value collateral there you can probably own a whole loan there..

I'd recommend staying away from 35810, but 35801,35802,35756,35741,35763, and 35806 would all be generally safe bets. https://www.zipmap.net/Alabama/Madison_County/Huntsville.htmThe path of progress is really from downtown due West toward Madison. 35816 is in that path, its a lower income neighbor hood now but in 5-10 years you are gonna see that turn around a good bit.

If you live anywhere inside the 610 loop west of downtown, I would bet that 75% of the homes are condos or townhomes. 

That's correct Curtis.We have in house property management and Realty.Hired a "retired" broker also so our agents can work through now an in house brokerage also :)The contract saga of all this is finally coming to an end lolLots of jibba jabba legalitiesI bet our attorneys love us right now haha $$$Thanks