You should also get your own leases written and ready to go.

It seems a key component is selling your personal residence for 399k.From the pictures it is clear you need to declutter and take personal pictures and items out of there.When the property is staged you are sending the message that you have mentally moved out of the house.If you have a bunch of stuff there it will seem to a buyer you have it listed but are not ready to move on.Also the buyer will have a hard time envisioning themselves and their memories there and will be focused and amused by your STUFF.What are the recent SOLDS for the area?

Submit to bank, who was not ready for offers to come in.Day 4-25 - Bank has no response.Day 26 - Bank responds with needing a BPO of the property.Day 35 - Bank completes BPO, $20k higher than my list price.Day 36 - Full price offer buyer gets tired of waiting, termiates their contract.

I have to agree with Danny, what better time to do what needs to be done during the winter months and have your rehab completed and ready for after the holiday season and tax refund time.

I had one short sale I made an offer on that was vacant and in poor condition inside and the listing agent told my agent that the bank was aware of the condition and "ready to liquidate".

Sounds like there's some reason that you don't think the listing agent will view you as a ready willing and able buyer.

That might make it easier for you to fully take over the house when you're ready to "buy".

Here is the track record so far with my tenants: They were on contract for 2 years for $2200/month.Received $2000 rent for August on the 3rdReceived $2000 rent for Sept but came in on Sept 8th - I was ready to sent the 5 day notice.Received $1800 rent for October on the 1st day - This showed me that the mother was willing to cooperate.

All of the auction specifics are located on the Los Angeles County Treasurer & Tax collectors web site.

I will worry about invesment theories and philosophies when I am ready to act on my next property.