It is almost impossible to remove the infestation the longer you wait.

I’m not totally clear on the rules but I was under the impression that you had to wait two years to give the owner a chance to pay the back taxes.

If you think you aren't ready to do what it takes to invest, then I'd wait and invest when the time is right. 

The lawyer knows he can stall for time, wait for you to make a mistake ect, he is the strength.

However, I don’t want to wait another almost two years to get started.

If its a hot market and good deal be prepared to have that then turn to highest and best scenario.Now if you are sitting back waiting for your realtor to send stuff and you are not satisfied with what they are sending, shop around yourself on zillow and realtor to see if you are seeing better deals than what they are sending.

No, just 25 yrs of experience being involved in literally thousands of deals and watching realtors do things the wrong way or take shortcuts, loosing deal after deal for my borrowers is what has taught me what works best.Unfortunately, down here in FL, everybody and their mother has had or has a real estate lic. and too many think or lead their clients to think they know a lot more than they really do. 

They had a lot of financial issues when they moved out and I'm waiting awhile to give them some time before filing a judgment.  

So, I am thinking of couple of strategies.1) To sell and reinvest in other properties, i will have to do a 1031 exchange since it has been about 5 years since it has been my primary residence.2) continue to rent it out and wait for value to increase further.

He's sitting at home waiting for a paycheck from me.Anyone have a formula or calculator for this?