Strong preference for properties that are close to the light rail expansion projects that are currently being finalized in Houston.Hopefully the properties are cash flow positive, but I am willing to go underwater since I am expecting at least 10% annual appreciation over 5 years.Close in properties are very difficult to find (and lock).

most of the hard money lenders i have worked with actually prefer O/O properties.The problem i could see you coming across with is the 75% ltv.

I prefer a quit claim deed.

If YOU are going to operate it, and invite J.Q.Public in for a fee, in my experience the preferred method is by "licensing" the use....NOT renting or leasing.

Thanks for your time ...landlording is not something I'm enjoying but I was in a position where I had no choice.

I prefer someone that can do electronic appraisals to keep the costs down as well.

I prefer someone that can do electronic appraisals to keep the costs down as well.

You will just reach a point where something grabs you as your preferred path.

Usually, they will make their choice, sign and return the form, case closed.

Since just about every seller is completely unfamiliar with real estate, and their agent isn't really offering them any advice save lowering the sale price and having lots of open houses with pies baking in the oven (not a terrible idea in and of itself- just not helpful by itself in this market) it's up to YOU to help.What kind of response to you think you could get if you ran a simple ad that read: Sell Your House As-Is for a Fair Price on the Date of Your Choice?