@Marc H. 

Closing date was March 30 but HUD said they were not ready to close (something about a "Deed of Trust").

The March Unemployment rate in Montgomery county OH is 8.5% and is going down a decrease from Feb rate of 8.9% The trend is going in the right direction but so is the rest of the country. how would this compare to Auston which is hot now has a much lower unemployment rate but. what would a similar property in Auston cost and what would the income look like compared to the Dayton property?

Also the same property went under contract in the beginning of March and fell apart in like 30 days.

The 101 markets on the April IMI represent a net gain of two from March, with 13 metros being added and 11 markets slipping from the list while 88 markets retained their places on it.

I do not know about Texas but in Georgia you do need a team of at least 3 people to move them out.Once you get the writ the writ here costs 20 dollars and then you have to wait for the writs to go to the Marshall's office from the eviction office.Depending on the county some are really backed up in serving the writs.Some have over 800 in one month.This is why Marshall's get very mad if you do not have the people when they get out there.If you are a one man band it could take hours instead of 15 to 20 minutes with a professional crew or one of your own.If you can get a good enough deal it's better to use the crew the Marshall's uses the most.The company gets a list from landlords filing the writs and they usually call you.Most tenants are long gone before the Marshall comes out but after the writ is filed.Only maybe 5% stay there till the end.I have had it happen once before and the rest were gone way before then.When evicting see if you can do a property inspection of the unit.We made a mistake before of just looking at the lower level on inspection.Then when we did the eviction and had 4 people helping us they didn't have much on the main level but upstairs was packed to the brim (wall to wall).

I bought a house on a private contract in March for $60k, we had very little rehab and placed the home back on the market 3 weeks later.

The response rate is still OK at about 5%, but the calls and leads for March and April were the worst I can remember.

I think it's safe to say we are in a bad day phase and that escrow agents and most title companies are reluctant to funnel money backwards.The simul close thing, with one escrow and and principals A, B, and C I've never actually seen happen in 12 years of buying and selling.

However, I do think parts B and D of your plan are contradictory...you won't get the highest risk/reward combination from investing in working class neighborhoods (Albany Park, Humboldt Park).