If there was a trial house better I'd be surprised.

@Matt Irvin, I'm not surprised by your results.

And then you'd be surprised how much more you enjoy your day job without having that fear.One other thing I'd mention though.

I'm now dealing with an unexpected HOA lien and want to make sure I resolve this issue as quickly and as costeffectively  as possible. 

Worse, what about unexpected personal losses not even related to real estate (job loss, health issues, catastrophic event, etc.)? 

You will need to have some surplus funds for the unexpected.

I walk right up (you'd be surprised how receptive people are, often they've had a couple beers) and start chatting.

I would think that as long as they had a fund set up with a minimum amount for emergencies or unexpected repairs or bills, they should be able to give your money to you right away. 

Originally posted by @Jay Hinrichs:@Julian Buick  99% of folks send letters or post cards they are just like RE yellow letters with stock verbiage that is virtually the same from each person trying to buy them.. the stuff you learn at eddie speed or bodiford those kind of guys.I was pleasantly surprised at the last batch of note marketing I received.  

However we had some surprises, as usual, along the way.Property specs prior: 3 Bed, 1 bath, 1200 Square feet with an illegal abortion of an addition for another 300 sqft.