@Joe Homs I would love to check out your flip in Anaheim and pick you brain a little about real estate!

I've picked two areas here in Memphis close to desirable schools.

ON BP they pick on RE gurus these folks are far more predatory.Also get with a Good RE broker who can get it sold for you.. either saving some equity or negoatiating a short sale for you... foreclosure is a bummer on your credit.good luck with it.

We just need to know how to screen the bad ones out, like going to a store and picking the best fruit in a pile.

One idea would be to start to strategically pick a few of your SFH's and position them to convert into your primary residence periodically.  

Here are my tips:Do a great job of follow up with the listing agent and make sure you leave the House and lock up exactly as you found it Pick houses in a high traffic area for more exposure Put out a ton of signs Be friendly and helpful to buyers.

Think about it like playing the guitar, or any instrument, you are not going to be able to just pick it up and automatically be able to play whatever you want. 

I have came back to the address since driving passed it during July 4th and it was still boarded up which re ignited the excitement, but I questioned why in the last two years no one has picked it up.

I would not want the seller replacing the roof unless I was the one picking the contractor.

In other words, you can't pick and choose which funds you're borrowing against - they're all part of the same plan.