$100 or so title search probably would have averted this

This is where my mind is now;[i]Commercial properties are less risky/stressfull investmentsRenting properties should be done through a mgmt service, otherwise you cannot expand; the details will drown youBirddogs would be useful if there was a way to qualify their trustworthinessBecause I want a "job replacement" income stream I need properties that will show positive cash flow in the short term.Diversification should help avert portfolio collapse.

its the same with flipping.. if everyone that went to a wholesaling and flipping course actually did any thing.. there simply is not that much inventory to buy in most markets.. it works in the still dead and dying areas were you may have 2 to 5k vacant homes in an MSA  it works fine there still.. but in most markets no way.. very tough.the guys I know that do wholesaling profitably and not just sitting home by themselves have Massive marketing budgets  10 to 50k a MONTH.. they have staff they have closers that go out and do the deals.. they run it as a vertically intergrated business.. and those guys can make good money 500 to 1 million or more a year net.. that's good money.. 

@Jon Klaus   A & D loan =  Acquisition and Development  And once we go vertical then they pay off the lots that are encumbered by the A and D loan and it converts to a vertical loan.

I guess I should have mentioned that ideally this not be too onerous, or to possibly negotiate that yield maintenance gets released after say three years depending on the fixed rate loan timeline (this would need to be paid for upfront).Another key point that might allow an out clause while being able to avert yield maintenance penalty that I also forgot to mention is to be sure that the "Loan is Assumable" so that a purchaser of the property could assume the loan. 

Also, if the stains are on a vertical surface; you can put CLR in a spray bottle and spray/paste paper towel on the stain.

Tenant called me on Saturday saying the bathroom light wasn't turning on. Went on Sunday to check it out. Turns out it was a bad light switch.. YES, A BAD LIGHT SWITCH! How often does that happen?!? Anyway, on my w...

Soul Challenge averted.

then at least in on the West coast ( and maybe Russ can chime in on his market) but rents went on a vertical tear upward.. basically almost doubling from 2010 until today were they have peaked and are softening.. which is about the same for home prices across the board with some higher end stuff seeing some significant reductions.. starter housing still strong in most markets thoughthe only place that was building like crazy that did not really busto I think was Hot spots of Texas. and for sure rents in the " Cash flow markets " were stable we were getting 700 a month for a little mid west bungalow back then and you get about the same today. 

@Brit HaleYou can use a vertical PTAC for this-made by GE, does heat and cool but must be installed on an exterior wall.