For sustainability of continued investments, , and my desire to work less in my 9-5, I lean towards B/C neighborhoods with strong cash flow returns and good commute times to employment centers, and make it the nicest property on the block.

I feel your pain.

The painful reality is that it seldom happens.Some people get frustrated with the fact that the majority of the scheduled sales postpone, open with a bid too high, or cancel, and all of that hard work is down the drain.

I have an opportunity that I would like a second set of experienced eyes to look at with me.I am following up on past leads that I did not close.I have learned more since my first meeting with them and think I can solve their problem better.Before I contact them again I wanted to run a possible solution by this forum for guidance.I first met them from my absentee marketing , they had a renter in place for $775/month but that renter has fell behind a few months and continuously late on payments.They claimed to be “too nice” to follow through with eviction and also cited living cross town is a pain for them.

None came to even visit or call in Jan :)As with any rental in a high renter area, they want the nicest on the block if they have plenty to choose from.

HOA has been a pain to gather information from.  

I know there is internal, emotional pain in seeing animals taken away by the local authorities. 

I feel your pain!

If so, I would find their pain, rub some salt in it, and provide the cure in the form of them selling.With that said, the issue is as you know, once they sell, unless they want to pay the taxes, they gotta 1031 into something else.

The property is five blocks from my house so I would self manage the property.