I then always figure the house needs work, and go by the AS IS quick sale value, then offer on the note accordingly.We unfortunately have real estate guys buying notes now and trying to sell notes based on ARV and other things that just rarely translate in the note world.

I would encourage you to verify that any first time home buyer program you use will be available for an investment property and not just for owner occupied loans.

Does anyone have any suggestions or experience using an effective and tactful way to get the tenants to vacate quickly (incentive/legal action) ?

Thanks for the encouragement, let me know if there’s anything I can do to help out as we both jump into the RE sector 

Agree though, compnaies getting things off their books is more concerning than price (in a way)  nice deal and like you said, it was because of your ability to act quickly.  

If you mean just go to redfin/zillow and find a killer deal there, or a website listing REOs, to "get rich quick with no money down," ya, that's mostly dead (to the extent that it was ever alive at all). 

Other than that, i see that basically every vendor working for insurance comes in through water mitigation or other quick response restoration work.

And while I would never encourage anyone to overlook Birmingham, I have heard good things about Atlanta lately.

I would encourage you to come to the local REIA meeting.

Hey guys, quick question!