I usually ask for EVERYTHING that has sold within a half to one mile radius of the subject property and try to get all of the details I can about those solds.

LOL, Mitch, I thought you had to be more than fifty miles from home to be an expert!

I drive 125 miles one way to get there because I really think it's worth it.

The problem is that homes within that mile radius similar to my subject property haven't been selling recently.

A gentleman who lives a mile from our property has both for sale.

And sometimes the devils advocate in me starts to wonder if 99.9% think one way it is often the chance to succeed in a "contrarian" strategy, so to speak.Although I do undoubtedly believe that each and every ghetto is being eyed by public officials and their policies; The only point you made that i might disagree with is the fact that even if you bulldozed a square mile of the hood - those individuals will have to move somewhere.

http://www.reuters.com/article/idUSTRE66U0DC20100731

Yea Mexico you got it right, One mile from Auga Preita Mexico at Douglas U.S. border.Lived in Calif until 2 years ago.Nothing special other than forced economics lead to dump every thing before suffering any losses.

A missing digit will cost you even if your 2000 miles away.

Some of thier best customers are probably LLCs.There is a difference in a small or regional bank and a bank that is governed from 1,000 miles away.