. :) Im currently living in Alabama but will be moving back to central Arkansas around May/June next year if you need eyes/ears on the ground.

so craig,i was wondering - what is the most effective way to draw a developer into buying a piece of property you own?

I know it can be a little overwhelming having to fit all the pieces of the info together that you have absorbed over the last year of research into goals and plans that work for you.

Refinishing hard wood floors, installing hardwood in one room that had carpet, new stainless steel appliances, venting out bathroom and kitchen range hood, all new paint, new light fixtures and door knobs, lots of plaster and patch work, new fixtures in bathroom, keeping tiles in bathroom and shower but doing a super heavy cleaning, refinishing existing bathtub, new glass windows (new glass not entirely new windows), nee tiles and grout for kitchen floor, sanding and painting cabinets (nice and white) in kitchen, keeping existing countertop in kitchen (not granite but clean and looks nice, installing dishwasher....I think that covers it...SO - here is the last piece of the puzzle...the kitchen has a drop ceiling.

On the topic of "de-needifying" tenants, I have a few of suggestions: 1 - Do not return texts. 2 - On every piece of paper or email that you give them, have your contact information, business hours (M-F, 9am- 5pm) and phone number.

Coming from communism, they capitalized and built themselves up piece by piece.

Honestly, I did learn one new piece of information about FHA loans but everything else I had already heard from BP and Google. 

Are you wanting to do deals and can fund them but don't have all of the other pieces to succeed?

Something tells me I just might be missing a piece of the puzzle here.

I am an out of state investor and from what I have learned, the property manager is one of, if not the most important piece(s) of your team.