More banks liked doing the short sales as it was usually quieter with less news stories on them than foreclosures. 9 years is a long time to search and surprising you have not found a property that works because the markets have been at the bottom a long time and recovering towards the top so the odds are with pricing of more inventory on the market at the bottom of the cycle something would have worked.Sometimes on REO's the banks think they have clear title but then a challenge appears from the previous owner or other situation so they halt the sale temporarily. 

@Michael CarbajalThe good news: Good job on getting out there and taking action.The bad news: This does not seem like a good idea and I think your rehab budget is too low and if the the ARV is only 125 I don't think you're going to make any money on this deal..

@Will Gaston, Good new - Bad news!!!

If funds are going into passive deals, then you're probably looking at low/mid-single digits (unless borrower/deal is questionable) which isn't anything to get excited about.Have you considered partnering with somebody who operates and a more favorable market or looking at being a passive investor in syndications?

In regards to marketing tactics, I recommend making yourself more familiar with digital marketing. 

Brown your not letting the news of the hurricane stop you from traveling?

@John Allen good news is they can both work!

https://wlos.com/news/local/as...Just read this article and thought I'd share.Help me understand this:"An accessory unit, not part of someone’s home, can be rented as a short-term rental as long as the owner follows restrictions around the kitchen definition."

Perhaps buy data on cash buyers in your market and use some digital/phone based marketing to build your list to 100 or more real quick. 

If you're nervous about a recession...The good news is that part of Riverside demands the highest price per sq ft in town.