I'm aware this bucks the trend of investing in OH, FL, etc. but I think (and hope) positive cash-flowing deals can be found with the right connections. 

Hi, Was wondering if anyone has experience doing a subto deal inside of an HOA.

Some like heavy value-add deals. 

Thanks to both of you guys.I'm planning this sale as a cash deal, so no real estate agents and the buyer has several other duplexes in the Peoria area (3 of them within two blocks of this house).

A lot of folks may disagree, but I don't think that by owning 1 property and deciding whether to put it in an LLC or not would make or break the deal.

Many times they will claim it's wonderful and then try to hide their worst deals by only showing completed deals.

The lady that they have under contract is not happy with the deal at all and has been fighting them for 45 days.

As a result, sellers who list their properties during these months may be more motivated to negotiate on price, offering better deals for buyers.

No offense, but if you can't evaluate deals in your own city, why are owners hiring you to manage their assets?

Again, market conditions were (still) different - good deals were oh so easy to get.In the following year, I finally learned about BP, and decided to become a real “real estate investor,” which (I thought) “required” me to expand beyond just doing buy-and-hold.