Any advice and tips will help

@Scott MeyersThanks that tip on calculating business value Scott!

I would research mail merge on YouTube for the best way to use mail merge.

Well looks like you and especially your PM need to brush up on the state laws.I don't know CA law but those that do or looked it up seem to make it clear that there is a legally defined grace period and that falling over the weekend would extend whatever that is as well.BP is wonderful for general advice and to get tips and ideas, that can then be checked to see if they are legal in your state.  

The numbers don't seem as good as a quad...Any advice or tips are appreciated, Thanks!

Two answers, both serious, but only one that SOUNDS serious.First, check and see if you are paying by the "tip" (individual pickup at a flat rate) or by the ton.  

@Will R.Account ClosedThanks to each for the tips!  

BP has some great podcast with some fantastic stories and tips that will help you, so I highly encourage you to listen to them.

Thanks for the tips guys, so what if I dont go through a short sale and just treat it like a regular whole sale?

To be honest, I hope I never even see the property, just provide a good, safe living situation for the tenants and collect some solid cash flow each month.All that being said, anyone have any tips for out of state investors?