I'm a full time investor performing rehabs and new builds, now ramping up marketing to find better deals.

Evictions can be one of the worst things to disrupt the performance of a rental property.

Now it's up for foreclosure auction with the sheriff.Property 2, maybe someone bought it before the auction, or someone bought the note and got the note re-performing, and removed it from the auction.Good luck!

A consultant is required to perform a thorough home inspection to do the complete work write-up.

While the property still performs well enough without a RUBS, the cost of water never seems to go down so that has me concerned I've missed the boat (no pun intended) and will always be playing catch up.

A seller wants to sell as if the property is already performing at the full potential and they call it "value-add".Not all properties sell this way.

I found it interesting that your crew typically performs siding and housewrap work, but not sheet rock.  

One thing to consider is that just because the property is sub 1% rule based on the seller pro-forma, doesn't mean it isn't capable of becoming a high performing asset.

@Jayson Hinkson I guess the simplest question is what do you expect the future performance of the existing asset to be vs. something you would exchange into?

 + As a final poker chip, I might offer them a small % of gains from sale on the property as you will inevitably sell the real estate LLC (without the operations) to an assisted living investor for much more than you would have as a single family.This setup will separate you from the decently high liability of operating an assisted living facility as you are not an owner of the operations company.