Sounds like this is not in your neighborhood, you might get another manager and have them assist you in this matter, they could pick up such files and any lien waivers and take immediate management for you.

Since you prefer to stay in A and B neighborhoods I'd suggest north of Atlanta.

It is one of the last three lots available in one of the most desirable neighborhoods.

The hoa pays for a couple of sheriffs to patrol the neighborhood 70% of their day.

For such instances, I would take the normal ARV of this home and reduce by a bare minimum of 15% and likely 20% just to keep me safe. base your offer price on the lower adjusted value knowing you have to disclose which will chase away a large % of your buyer's pool, regardless of how nice the area/neighborhood is.

Granted, getting Donald Trump type incomes in a working class neighborhood would probably require EXTREMELY long vacancies... there are quality people in all neighborhoods.As to your other questions, not all banks are investor friendly.

The neighborhood is very desirable to professionals, walking distance to the regional hospital and five minutes to downtown.

Steve Job's lived in a modest house, in a regular neighborhood -- no gates or anything.

I want to check where my head is at after owning 6 properties and putting over 100 offers in over the past year.1,100 sq ft 3/1 house in a nice neighborhood built in 1960Purchase price: $42,000Borrow $35,000 @ 5.5% 15y$3,000 for clean up and repairs$10,000 cash investmentProformaRent $900 a month = $10,800 a yearMortgage $286 a month = $3,432 a yearTaxes $100 a month =$1,200 a yearInsurance $100 a month = $1,200 a yearI know there is unexpected vacancy costs, maintenance costs, lawyer costs etc...

For my own SFH investing and grading properties for tax sale bidding I use;A = very nice areas probably to nice to be profitable as rentals.B= the kind of neighbor hood I want to own rentals, nice blue collar homeowner areas.C= Viable rental areas where there are landlords buying but I wouldn't want to own there.