I would imagine that all warmer climates will pick up faster than up here in the cold and snow.

Get a loan officer you feel comfortable with and who you trust - they can help you with pre approvals, situations etc Unless you plan on locking that day - whats the point as not only do rates change everyday (sometimes more than once) They can tell you anything...honestly most LO's left in the biz are going to try and help you...better to have a trusted advisor.....rates especially non fha loans are like chinese arithmetic these days - the price adjustments can vary greatly.

I keep hearing people, especially on bigger pockets advise to not even THINK about adjustable rate but .... without hiring a team of investigators, that's all I've found to exist.

Sorry I didn't explain the rankings better.Here is how to read it:Rank is the probability for foreclosure by city.Annualized Home Price Appreciation is just an estimate of the change in home prices in this city.I don't know if it violates the forum rules, but here is the link to FACL's webpage discussing the risk monitor:http://www.corelogic.com/pressroom/core-mortgage-risk-monitor/200801-core-mortgage-risk-monitor-html/#top10Basically, what FACL does is help banks adjust interest rates based on statistical analysis.

And you don't one that has a nasty ARM adjustment coming up.Lease option (aka rent to own) is another way to get a property with less money out of pocket.Wendy Patton has a couple of books on these topics.

If you value the tenants I would adjust the rent for the pet that is no longer there.

(This is a seasonally adjusted smoothed chart, like the CA chart, so I'll get the regular one later..)But J!

We all know cheaper is not cheaper, the guy in the truck who at one time we have all probably tried and had some issue in their personal or professional life bleeds into their work which is a direct reflection on you and your rental property business.One over priced bill or god forbid a lawsuit for the PM company messing up and all that perceived savings is gone.I would suggest to plan to pay industry standard when you buy the investment and work that number into the acquisition price, then if you have to adjust your offer to make the numbers work do so. 

The adjustable rate of a HELOC didn't appeal to me for buy and hold financing. 

I agree, unless you can adjust your hours to an early commute, Vietnam Vets is rough, especially for those that live past exit 3 (so all those exit #s higher than 3).