The remodel plan is extensive and takes time to complete.  

In my county there is one judge who asks to see the Pay or Quit notice served to the tenant (although, interestingly, in Georgia the statute simply says that a landlord must make a demand for owed rent from the tenant and if not immediately received, can then file for the dispossessory...our version of an eviction).We use a 3 day Pay or Quit notice so the time the tenant has to remedy the situation is short.Gail

I simply give my Agent/Prop Mgr POA, and he does most everything except decide upon the final price, very very close to turnkey, but a little better since the deals I get are below market.

I have found that the best way to enter any business networking or relationship in general is go in with no agenda, simply go in with the idea that you would like to make friends. 

Almost all short sales forgive the remaining balance, but the owner needs to "qualify" for the short sale due to a financial hardship, not simply just being upside down on the mtg.

I do not think you would be required to provide that, however the listing agent may want it to simply hand off the the sellers and say " look here are something you may want to consider taking care of so we don't fall out of contract again". 

It would be nice to be able to define a radius and a time frame and then get a complete list of all sales during this time.

I have a guy that works way cheaper then he should and does them for about $1300 labor which I know is crazy so I am trying to get a grasp on reality when I start shopping rates again.For a small full bathroom we typically do a complete gut except we keep the tub and reglaze it -  Labor usually consists of ceramic tile shower surround/tile floor - new toilet,light,mirror,towel bar,faucet, shower head - trim and painI know this is region specific but just interested to hear others

not a novice game.. simply go to  a land use planner or civil engineer in the area and retain them to do a due diligence report for you. 

Stories: 2Year Built: 1984Lot Size: 6.14 ACAPN / Parcel ID: 3-29-00-058.02Last Verified: 3/18/2016 Highlights Over $250,000 Invested in Capital Improvements in the Past 24 MonthsSeveral Units Completely Rehabed with several HVAC/Appliances replacedUpside through Rent Increase to market rate, Improved Management & adding new unitsWell below Replacement CostCash on Cash Return : 25.31% (I do not know how they are getting this number)Internal Rate of Return (IRR) : 23.22% (I also don't know how they got this number)DescriptionValue add opportunity for a new owner. 36-unit, garden-style apartment community built in 1984, the property contains 5 two-story and 1 one-story buildings encompassing wood exteriors and pitched roofs.