Our group prefers using people that specialize rather than "one-stop-shop".

call any customer service # for any bank that is still in business and ask for the REO department or ask for the loss mitigation department.

If preferred, an outsourced SEO expert could be hired.

I prefer foosball myself

I just would prefer to use someone else.

Strong preference for properties that are close to the light rail expansion projects that are currently being finalized in Houston.Hopefully the properties are cash flow positive, but I am willing to go underwater since I am expecting at least 10% annual appreciation over 5 years.Close in properties are very difficult to find (and lock).

most of the hard money lenders i have worked with actually prefer O/O properties.The problem i could see you coming across with is the 75% ltv.

I prefer a quit claim deed.

If YOU are going to operate it, and invite J.Q.Public in for a fee, in my experience the preferred method is by "licensing" the use....NOT renting or leasing.

finally i found a small company that was more oriented to customer service and repeat business instead of sect. 32ing everyone.