With the lower LTVs offered by senior lenders these days, it may be tempting to look at preferred equity and it may make sense since technically it is cheaper than LP equity, but also keep in mind they have a higher liquidation preference (obviously) but will often want all the cashflow (or a majority of it) to come to them before the LP investors and will also want large reserves, so make sure you model out the cashflows and understand the end-to-end deal with the preferred equity investors.We have some institutional investors with whom we did a combination of a pref and JV deal and it worked quite well for everyone including them and the LP investors.

I read somewhere that Unincorporated areas like Lealman doesn't have great returns so I want to ensure Bay Pines unincorporated would do better or is there another area to consider?

However, the current owner wants to sell it for more than it is worth so she can make a profit and pay off the IRS lien.

I'm looking at other states to invest since it's so expensive here in Ca.Thanks for the insight and questions Rick!

Time and time again, these free ones becomes "we have too many users now and our server can't handle it so we are charging for these features that you used to use" example is Stessa.

I just moved here from Nebraska, I currently reside in Forney, and so far, I love it.

My parents are not paying me as a property manager and I don't want to be paid because I don't want to deal with California state income taxes or other additional tax burdens (and more so, because they are my parents).

Memphis is a block by block city, so be careful to get your comps from very close to the subject property. 

There are so many homes that have been built over 40 years ago.

Not much you can donor say at this point so I would just let it go.Normally I would screen with the few questions you can legally ask.