The fact is if this very same house went to auction and it was vacant and all the big players got to go in and take a look at the condition it would sell for 26 or 27k that day, cash money, no problem.  

Please specify your property's class A/B/C/D, SFR or 1-4 multi, and if you self-manage or use a PM.  

Ask the clerk how they classify and index documents in their archives.In CA, you can buy the county recorder association manual or the CD, too.

It's tough to break into bigger deals, mainly because it's dominated by strong players.  

There are a couple of serious projects by major players coming to JC soon.  

It's in a Class C/D area. 

Current Price of a 4 plex in my market: $150,000 for B/C+ or $85,000 for C-/D+Average rent per uint in my market for a 4plex: $600 for B/C or $450 for C-/D+ PITI: $1,100 for B/C+ or $750 for C-/D+Target Down Payment* $5,000 Closing Fees $3,000 Legal, Accounting, & Advertising Fund: $1,000 annual Maintenance** $3,000 annual Emergency Repair Reserve: $3,000 Management: Self Manage - - - - Projected Total start up cost for each Properties: $12,000 * 3.5% FHA for $150,000** based off FHA guide lines of 2% of the property value in annual maintenance2018 to 2019We hope to quickly save for a 2nd property with in one year.

I'm not smart enough to figure that out, I'm basically plagiarizing the top economists that spoke at the various events.Consensus was the market has performed very well the past few years, but that the big national players are pressing pause on new acquisitions in Houston for the time being.

I know I'm not one of the big players, however, I think this is a solid plan.P.S. old plates when I lived in FL

Because I can look at it from all sides now, I have a better understanding of the mentally of each player in this real estate investment game.