Regarding short sales, occasionally I'll find a listing agent that is happy to submit my offer.

Occasionally $25K or $40K. 4.

I come through that area occasionally on business. 

Sometimes they fight, other times they just don't care, and occasionally, they slink away with their tail tucked between their legs.

I grew up in Niceville, 5 minutes from Destin, and remember well the havoc that a hurricanes caused the tourist economy once every 5 to 10 years (not to mention the occasional oil spill... actually, a lot of people got pretty big payouts from BP by essentially submitting a crayon drawing on a paper plate-- a lady I know was paid about 25K for "lost business wages."

Occasionally I've seen bad cards that are nothing more than "James Bond, Man of Mystery" cards, which are just as bad. 

We have access to a discount properties nationwide, including non-performing notes occasionally.

I do see a 6-10 unit apartment buildings occasionally, where all units are 1/1.  

Bigger Pockets members occasionally meet in Denver.

HI Susan,Most of the investors I work with use 30 year fixed when it comes to residential buy and hold loans and some do utilize interest only but only subject a portion of their portfolio to the interest only ARM's while keeping the rest principal and interest.The issue comes up more when the borrower has maxed out on the 10 financed properties with Fannie may so after that we use portfolio financing from local banks but those are mostly principal and interest ARM's or interest only ARM's with balloon payments at the end.My first time buyers and second home/vacation home buyers usually use 30 year fixed with an occasional 5/1, 7/1 ARM if they are on job assignment or contract work for a defined period of time.