I would ensure you vet the sponsors well, track records, credibility, clean; are in markets that make sense to you (pop/job growth, diverse industries, other catalysts), projects make sense (value add approaches, conservative assumptions in underwriting, etc).

It looks like I did all the turnkey guys a favor mentioning TN to pop up in their keyword alerts. 

If you google it, it will pop up as a glidden paint, but any paint store, like sherwin williams, can pull it up on the computer and mix it for you with whichever grade paint you want.

If it pops up on your credit report it is your debt, and you are 100% responsible for it.

I recently did a basic search for my ideal prospects and found there were over 500 within a 15 mile radius of me... and more keep popping up everyday!

Keep farming your area so when a deal pops up you can be the first and best offer! 

And they would only sell to another Mom and Pop...I would had to prove I have the 20% of the $3M asking price in personal funds before they would even tell me how many park-owned homes they had. 

So many opportunities in real estate popped up when I quit my 9-5 earlier this year.

Lots more work than just popping open the MLS and making some choices like I was able to do in 2008/9/10.

Under LA City RSO you can't simply evict someone without going through a framework of scrutiny and hoops to jump through including paying up to $19,700 in "relocation assistance" (that is a down payment on a freaking house for many people)  RSO: http://hcidla.lacity.org/system/files_force/docume...Relocation Assistance Amounts - July 1, 2016 through June 30, 2017 Tenants with Less Than 3 Years Tenants with 3 or More Years Income Below 80% of Area Median Income* Evictions for Owner Occupancy In “Mom & Pop” Properties Eligible Tenant $ 7,900 $ 10,400 $ 10,400 $ 7,600 Qualified Tenant $ 16,650 $ 19,700 $ 19,700 $ 15,300