1.Tired landlords a.List of eviction court attendants b.Mailers to Out of state landlords c.Mailers to Landlords who own more than one property with back taxes d.Mailers to Landlords who own tax delinquent multi-family properties e.Buy a "leads list" of landlords from: (www.realquest.com) 2.Mailers to Property owners whose assessment went way up this year 3.Mailers to Properties that were owned by known investors who went out of business 4.Mailers to out of state landlords/Owners of multifamily houses 5.Mailers to Tax delinquent homeowners 6.Place "We Buy houses" flyers/business cards at unemployment offices....a lot of people there could be having trouble with their homes and may need a solution 7.One-page Flyers posted on bulletin boards at large stores 8.Mailers to Vacant land owners (only in specific areas where development is ideal) 9.Using Craigslist to find sellers: a.Post ad that states, "I Buy Houses" b.Send emails to craigslist ads with apartments for rent (the emails go to landlords who may be looking to sell, or buying more properties) 10.Mailers to specific zip codes (preferably low income neighborhoods) asking if they want to sell or know someone who does 11.Mailers to People getting divorced 12.Mailers to Divorce Attorneys who can refer clients to us 13.Mailers/emails to FSBOs 14.Send mailers to expired MLS Listings 15.Post ad on www.Backpage.com: I Buy Houses 16.Send mailers to properties purchased between 3k-20k within last five years (owner might be wanna-be flipper who did nothing with property) 17.Send mailers to estate Executors/Administrators 18.Send mailers to Estate/Probate Attorneys (consider having my attorney send letter, business cards to Estate attorneys because attorneys always open mail from other attorneys) 19.Bandit signs: We buy houses 20.Big Baller marketing: TV, billboards, radio ads 21.Send mailers to Out of state owner who have owned for more than x years (more than 30 years, so you know its free and clear meaning they will be more flexible with sales price) 22.Send mailers to Building code violators 23.Send mailers to Health code violators 24.Send mailers to people facing foreclosure 25.Purchase leads lists of folks who inherited homes 26.Send mailers to people making double payments (bought a new house, REALLY want to sell old house) 27.Target people who have been transferred (job) and must sell NOW 28.Target people with medical problems / health issues who cannot keep their houses 29.Target who own vacant homes 30.Target people who are having financial chaos of any sort 31.Target people who are 30-60 day late on mortgage lists 32.Send ads/ mailers/business cards to Credit Repair Agencies & Credit Counselors 33.Target HUD/VA Foreclosures 34.Send mailers to people arrested for violent crimes (going to prison for a long time) 35.Send Mailers/ads/business cards to Realtors 36.Send mailers to employees who have been laid off (ie "corporate downsizing" in the news) 37.Networking with other investors, ACRE 38.Locate list of section 8 approved properties—send mailers to the owners 39.Post Newspaper classified ads: I Buy houses 40.Send mailers to Properties with liens: Mechanics Liens, HOA Liens, Tax Liens 41.Contact sales people at new home subdivisions (their clients will want to sell their OLD houses) (or place signs near new home subdivisions that say "Sell Your House Fast" with your phone number....they will want to sell their old house ASAP) 42.Contact mortgage companies; they may know of people wanting to sell their old house/last house 43.Hire bird dogs (sometimes even through craigslist "help wanted" ads) 44.Send mailers to Bankruptcy court listings 45.Send advertisements, business cards to Accountants and CPA Firms: They have clients with financial problems where an investor can be of help. 46.Send ads, mailers, business cards to real estate attorneys 47.Advertise using Apparel with Logos: Hats, T-Shirts, Golf Shirts, 48.Send to anyone getting their car repossessed: If the car is going the house isn't far behind. 49.Send ads, business cards to carpet cleaners: Many of their customers are preparing a house for sale. 50.Consider sending mailers to charitable groups/churches: They frequently receive gifts of real estate, but they'd rather have the cash 51.Send ads, business cards to City & County Inspectors: Code violations and red tags.

sounds like you've had bad luck and/or inheriting past bad landlords' problem tenants.this business seems to go in waves...hang in there...you will get back on your feet and things will be quite boring.I have been pretty lucky at to not been stiffed at all...but I don't press my luck...I throw everything into reserves until I hit 6 months PITA then I throw half in there and the other half into my personal savings/emergency account.

There's also opening an emergency conservatorship.

So that's why I'm in a waiting pattern right now--want to make sure I have money saved for the down payment as well as a little extra cash in case an emergency happens.

Get new tenant to pay first and last months rent in advance (giving up any security deposit if need be), and pay contractor off with rent payments releasing mechanics lien.orIf you have no lendable equity in property, but still have some equity, find a partner to buy half interest from you for the fix up money and to fund an emergency operating capital account.orGo to a peer to peer lending site and pay whatever you have to for a small short term loan.

Projects would be SFR, Multi-Use (live/work condos), medical office condos, Pocket subdivision, land development, etc.

Dallas is one of the top emerging markets today due to job growth.Good LuckPaul

I always have my tenants provide an emergency contact number and in the event a tenant dies, goes to prison, ends up in a hospital long term, etc I will notify their emergency contact about their belongings.

Are many of the calls in the area drug related medical events?

Her armed robbery and quick arrest made the eviction easier.I would call whatever emergency contact that you have.