Just curious what you have found to be most effective in your bandit sign campaigns.  

We also have our primary residence that we rent the basement suite. 

        @Mike MoRo          Are you in the process of getting title (filed suit) to the property and discovered there is this lien or have you recorded your deed and somehow discovered this?

We tend to stay out of the city, but mainly because I don't think my management style would be effective there.

My guess is that the suit for taxes has the state or county as plaintiff.

If they want the work then they will do a free estimate and I will pick the contractor that I think is best suited for the job (notice i didnt say "has the best price").

I look at it like 20k or so minimum then maybe 2500 to 5k a door up to a certain amount.better to be safe than sorry and its not like the money is spent its in your account and you could do very short term investmetns with it as well.. like short term lending. ( carefully)Most investors that run into trouble are simply undercapitalized have too much debt and when they have a bad day they can't get their units up and running and it becomes a cascading effect.

Just remember that you will eventually get by with something else but remember who is involved and how that will effect them?  

Not only was the creative renovation cost effective but higher rents were achievable for more desirable office space.

And what I found from experience is that since these properties are so much alike the 1% rule is a very effective way to take a quick stab at evaluating if they will fit my cash flow goals.