@Kendall T. well wow, if its a blessing from God you are nuts to even think of selling it.We won our Mustang in the minor den of sin: Atlantic City casino on our way to sin city Las Vegas.  

Do open houses, if none in your office, do them for agents in other offices if you are part of a national or regional company. 

If it were me, going into a new area (both business-wise and region-wise) then I would absolutely get a broker who specialized in that sort of deal, in that part of the country, to work with me.

On about the 4th day, I made the appointments.Over the next week, I wrote more business than any agent in the southeastern region of the country, cities like Atlanta, Miami, New Orleans, Dallas, Houston, Little Rock or anything east of the big muddy south of Atlanta, all out of one small town housing development.

To get my feet wet outside of the family, I'm currently working in property management for a local, regional REIT that specializes in class A commercial space, but has a small residential portfolio.I'll be looking to start purchasing rental properties in the Tampa area probably around the start of 2016, as I have a few GC connections (father-in-law is a fairly successful GC) out there able to assist me in renovations, repairs and maintenance.

However, when you get to Little Rock, my assumption is it makes a transition to the softer Delta region soil and clay caused by the Mississippi.

Is this a municipal program for Leominster or a wider regional/county/state initiative?

Looking to invest in Phoenix/downtown, and the East Valley region ( Mesa, Tempe, Chandler, And Gilbert).

Each region has their own rules. 

Location: Pinedale,WyomingProperty: One lot with an 8 plex, one bed one bath units, currently renting for $500 one lot with two plex's two bed two bath units, currently renting for $ 850Property also comes with five lots zoned commercial, The county said they would rezone them multi family if we wanted.Owner: bank owned small regional bank with two locationsAsking Price:  $690,000.00The tenants pay there own utilities, the bank has owned the property for two years and has tried to manage the property themselves they have had an average vacancy rate of 50% I talked to two different property managers in the area they said they could have it rented at 10% vacancy at least that is their track record for that area.The pros of the property and the deal in my view:Great location located close to the oil fields yet has an excellent view of the new fork river.Bank owned so I think I could get a great purchase price working with a small regional bank.The possibility of leasing directly with the oil companies for multiple years.The Cons the best that I can tell:Gas prices and oil prices are down an the biggest driver of the economy is gas and oil some risk involved because of the economy.Property has a bad reputation of being the ghetto of pinedale Property needs some work my estimate is around $50 thousand mostly on a retaining wall on the back side of the property.Rent on the units is down from two years ago when the one bedrooms were renting for $1000.00 and the two bedrooms for $1500.00.More general information:I have around five years experiance part time in real estate investing, I have 20 plus years of experience in building, I have flipped four houses, I own two investment properties single family residents that I am currently renting out, I am ready I believe to make the jump into multi family housing, I would like to get any help or advise that members of bigger pockets may have so that I do not miss anything that may cost me a large amount of money.The cost i have taken into considerations when figuring out the cap rate are as fallowsVacancy 15%Management 12%Maintenance 10%Repair 5%Insurance $420 a monthTaxes $420 a monthI am relatively new to bigger pockets and real estate investing so any ideas and or recommendation would be appreciated.Ken Fricke