The marketing I do is actually very simple, but...I've done it for so long that...I don't even think about it.The biggest number of questions I get involves the marketing.

Just to be clear there is no second mortgage involved.

I think in terms of identifying potential markets to hold rentals, an intersection of purchase price far below construction cost, a high non-owner occupancy rate, and stabilization in unemployment would be very interesting.

You might make a friend, but they usually won't get involved in civil matters unless required to by statute, like evictions that are court ordered.

Update- I've gotten involved in a new "value added" real estate play.

I want to sell the lot because the market has stabilized and sales are occurring, but the marketing period is longer than desired.

It is worth getting an attorney involved and discussing the intent and allow the attorney to help draft needed paperwork and perhaps resolutions and manager contracts to ensure the protection is sound.Most mortgages have a Due On Sale or Alienation Clause.

I'd suggest you not get involved with any heavy lifting (massive rehabs) something to add lipstick too and rent it or spin it off.

Keep in mind that you should never get involved in a bidding war as an investor.

Best marketing methods I have used involve a sign on the property and word of mouth advertising of other tenants, friends & family.