Foreclosures are also very high in these areas, so your comps get strongly colored, if not defined, by REO sales, so it's hard to get an appraisal that will support your targeted exit price.

Speak with your lender about a short sale and see if they're even willing.This is a very strong statment when coming from a HML.

I have purchased houses with tax liens and it typically shows up in the title report/commitment.

Or you could find a mentor and do the grunt assistance you described just to learn the ropes.You didn't really mention your financial situation, your work situation, or how much time you plan to commit to this.

I’m completely satisfied and strongly recommend them as your administrator.

And you're obviously selling to lots of mom and pop retail investors who know squat about appropriate vacancy rates and capex assumptions.I'm sure you've read the article in Personal Real Estate Investors magazine this month, where they denounce the practice of ignoring vacancies and expenses in pretty strong terms.

Given that you're in a specific area, there is often a strong correlation between what you get and what it costs.

If it is a strong deal you shouldn’t have any issues finding a buyer.

The great thing is I am currently vp of our local 175 member strong rental owners association and will make sure I let everyone know what this companies technicians think about LL's at our annual Christmas party next week!

Force the appraisal by way of Lender Commitment time frames and on properties you are worried about ride the crap out of it to get it done and in so you loose the least amount of time possible.Some ways to get ideas of how to have better contracts, take a look at the contracts from the foreclosed REO in your area.