I know the high end of the market has cooled down, but the unit is fairly priced I just feel my realtor should have gotten it sold by now

Based on comps, to sell at a fair value, if we pay a full commission we will net less than what we paid for it, even though our house has gone up in value, it has not increased enough.

My husband and I have blue collar jobs and a fairly good, some might even say, a rather great, income.  

Those who have had experience, were there signs at the beginning that you may not have chosen a good tenant, or is it a complete gamble and you just don't know what you're going to get.  

@Christian Brodin  I hear ya on the cheap Memphis Multi's I don't think I have seen a city with more boarded up fairly new 40 to 100 unit complex's  and you just know some west coast group is going to make yet another run at them... sink a bunch of money into them only to have them basically be cannibalized by the tenant base there...

Started looking in other states but find that ca seems to fair a lot better over the long haul.

So, our target now is getting to the circuit courts, and appealing higher, because I don't think you can get a fair break in district court from what I witnessed.  

We have been discussing adding my brother in-law onto the property purchased with my dad and are trying to come up with a fair value for him to buy into the property so then we can move it under the LLC.The property we are looking to add in my brother in law was purchased at $137,500 and when including 25% down, closing costs and fix-up costs my dad and I are all into it for $42,612.  

Buy very cheap homes in my area, avoiding the worst areas, which I am fairly sure I don't want to venture into....still fix them up nice, not super nice ....and get pretty decent ROI (I would think) but then I would also think I would have to deal with more turnover or tenant instability....I am really thinking in this direction, as I could buy with cash and avoid financing. 

I have 2 closings coming up in a couple of weeks and I'm going to send our 5,000 we buy houses post cards and do a heavy facebook campaign. if you guys are on facebook please look for hudson valley investors and also fair deal home buyer llcthanks,'   Bill Smith