Based on the number of investors we know, and the market we have seen for HUD properties in Florida, we set up a "bidding machine" for investors that specifically targets HUD properties.We send weekly spreadsheets of "regions" grouped by counties.We have customized spreadsheets for each investor that tracks progress.We treat this as an actual business silo that our investor clients love, because all the heavy lifting is done.As a Real Estate Brokerage you need to:Define an opportunityDifferentiate yourself from every other competitor out thereMake it simple for your clients to do business with youShare their pain AND their joyDo whatever you can to continue to make your relationship a win/win environmentToday was an example of this strategy as we won three homes for three separate investors, and all of them are thrilled.

I live in the UC area few blocks off of Penn's campus. 

I usually stop by once a month to get mail and sometimes collect rent but I actually live a few block from the property I was planning to stop by today.

Just recently closed on a short sale for $140K (ARV $210-$215K) and got it rented in 12 days.As @Patti Robertson mentioned, Norfolk is really good for rental property...but I'd stay away from the historical districts...too much of pain in the know what with renovations.

Some of the more common symptoms that people who have been exposed to black mold experience are dizziness, migraines, rash, coughing, nose bleeds, blood shot eyes, vomiting, chest pains, fevers, and possibly even death.

If the 4-unit has been a pain, 1031 it.

I prepared mine with H&R block software and they made it pretty easy to enter my rental info.

What you may want to consider, is selling some assets into a Tax-Deferred Trust (avoid 1031 Pains, continue to defer gains) but since your equity is now US Treasuries for example, you could get a LOC against that. 98% LTV, 2.6% Interest Only.

Mail out letters to about 160 home owners in the couple blocks radius about the hearing.

So residents resort to install washer dryers in their own unit, or go to the laundromat a few blocks away.Years ago, I myself lived in an apartment building with coin opt laundry.