And craigslist has long been a viable alternative for owners of homes and business buildings who choose to sell by owner, as well as additional marketing tool for licensed agents.

I am fortunate in that I break even on expenses and debt coverage with only 3 units occupied - this 4th rent is essentially my monthly cash flow.Also, and related, am I being impatient with my property manager?

@SeanOTooleThanks for providing us this great tool. 

Did not see that one coming.And now the work has already started--and is essentially done since the roofers worked all day today--and I'm not sure how to proceed.  

Personally though, I'm a really big fan of the BP podcasts as a learning tool.  

You have 4 basic tools:1.

They may not buy, you may not earn a cent from them, but you get experience and can learn the tools of your trade.

@Rick MagennisWelcome to BP.I would get my license in NJ, and have 5 tools when talking with a home seller.Listing - Retail or WholesaleSub2Lease Option - Lease PurchaseShort SaleJV with Seller on a Minor RehabBe a transaction engineerDon't Be a One Trick Pony :)

You then assign (Essentially the same as sell) that contract with an assignment contract that assigns your rights in the first contract. 

The Texas Real Estate Commission was put on John's back and investigated him for two years then walked away and left him alone, essentially giving him the green light because he was in compliance and John is NOT a licensed real estate agent.