If these homes are sitting on the market for that long, it typically means they are either short sales which are taking forever, are priced too high, or this area does not have a stable seller's market as the supply out weighs the demand.Keeping tabs on what is going on in your farm area is crucial.

Have the owner produce Schedule E from his tax returns for the past couple of years to see the expenses being claimed for his tax deductions ... 25% is too low.

If I could give you a plan (6am to 7am –review Bigger Pockets, 7am to 8am, reply to e-mails, etc.) that works, I would write a book and make more than any real estate investment!

The owner wants 1,191,102for those properties.Incumbency summary.Mobile home park + park owned homes are free and clear.6 unit apartment - mtg balance $36,866 @ 6%duplex - free and clear.Vacant lot - free and clear.26 SFD as follows Price Mtge bal219 N Wash40,12733,430320 Oak40,61325,590720 Picher 25,34023,120730 Picher 29,07330,324732 Moffet 27,34728,929901 Roose 112,92036,866909 Connor20,92722,253920 Jackson25,74028,6191501 Valley22,86723,4891604 Minn 26,29321,4901718 Connor43,927clear1810 Pearl 47,38048,2491820 Wall 28,08025,9631823 Redbud127,790128,046312 E 19 12,00032,466318 E 19 9,000clear1902 Kentucky17,000clear <-2br burnout. 2115 Bird 48,04042,9052124 Adele13,393clear2224 Murphy29,69322,2532302 W 4 21,28021,4532540 E 12 128,790102,5502815 E 16 59,49245,5012903 Schiff32,86725,4464309 W 27 106,81098,7935796 Harrison62,700clearTotal Incumberances - $867,735Still working on comps data right now for SFDGross Financial Summary yearlyOverall CAP 15%Gross/Net income from Mobile Home Park - $379,451 / 165,243Gross/Net income from Homes - $178,113 / $133,840Seller SummarySeller is an older Gentleman looking to sell to purchase a Motel closer to where his Son lives.

@Bob E. at least 10% down payment, long term notes with 680 and above credit score to start.

My long term goal is to provide a stable income stream in retirement and I'm confident real esate investment is the best road to that goal.I look forward to getting to know and learning from all the members of Bigger Pockets

Ultimately, recognized that notes aren't sold by geographic packaging like off-the-shelf products.

Now the market is primarily equity sellers that are contingent on finding a replacement home and smaller scale investment companies or individualsWhen I listen to some investor radio shows that focus on the more stable markets it seems they are about 1 year behind what OC experienced.

Is the area growing, stable, or dying?

The juice is not worth the squeeze.Thank you for your service and good luck out there!