Last thing you want these days is to get on anybody's 'List'.The line up of cars varies from no one to an hour wait but at the booth, it is only a minute or three.

I cannot tell you precisely what the current market CAP rate would be in that class of property - namely because I care little about CAP rate when underwriting - but sales of slightly larger buildings (15 - 30 units) have been down in the range of 5 - 6% over the past couple of years.Nothing a small hike in interest rates wouldn't help.Moncton is a little more varied.  

If things ended badly and she is totally uncooperative, you may need to take the legal process approach, which will vary by State and possibly local law.  

I am sure that each bank will vary but I was wondering if you had any knowledge on what the average bank would do.

Just be careful of the details and the terms, they can vary greatly from one lender to another.A PML is typically someone you have a relationship with who trusts you with their money in your real estate deal. 

@Jaren WoeppelThe numbers and viability of the ARVs will definitely vary based on the market.

@Ryan Harthan Tampa is a pretty big area, the market can vary drastically from one neighborhood to the next.  

Class A neighborhood $255,000 / $127,500 per side.Side A : $127,500 and $1,275 in rent = 1.0%Side B: $127,500 and $1,300 in rent = 1.02%Rents have varied from $1,395 to $1,250 (the $1,250 became vacant in December and was a slower rental time).

They usually auction unpaid property taxes off annually anyway.Laws vary by state but after a certain amount of time has lapsed you can take action to claim the property.

Also labor coats vary throughout the US and quality issues need to be taken into the decision making process.