Other factors: - property is in Orange County- house is significantly smaller than average for the neighborhood (good size lot) I am aware that this would make it a less than favorable wholesale deal for me to flip. 

The company we use takes a 40% cut of the collection but they do all the leg work so it's worth it.

Cash flow is great but its only one leg to the long term investment strategy.

I’ve seen lots of bright orange stop orders on homes that recently sold.

If the lease says she can leave at any time with pro-rated rent, you don't have a leg to stand on.Do you want to follow the lease? 

Sure they charge a fee, but provide a great service and do most of the leg work so you can focus on working with the lender to wrap up the deal.

Most investor are just looking for a tax-sheltered investment (or 1031 up-leg), so spending a lot of time analyzing the numbers isn't their bag and they have to trust the syndicator.As far as exploiting investors, I thinking the bad deals are more due to a bad buy and think the nothing-down guys that used to live under a bridge and now own half Manhattan are a lot more suspect.I guess the lesson learned is if you don't know what you're buying at a high level, maybe you shouldn't be blindly buying.

So I apologize for the long question but there are multiple issues here...Issue 1) In the image below the green outline is what I believe is my property line at my Triplex, and the orange outline is the neighboring businesses L shaped lot which extends behind mine. 

TUE 8 PM is tagged for Montclair and FRI at noon is tagged for West Orange, but we talk about NJ, PA, out of state, everything.

Your comparing apples to oranges.