There are many, many other reasons and examples of how the business model you are thinking of could easily go eschew too ...Much better off staying local and self managing ... or staying local with a PM that you can closely oversee to validate that they are taking care of your business, and if not much easier to fire, take over in the interim, and then replace them.

It is easy for each individual tenant, just run a revenue report and filter by sub account.

This means you cannot move the tenants out or raise their rent easily.

Even still, a dog leaning on them can easily turn them.  

If you have cash and send in an cash offer, you can quite easily got a good deal done. 

My son rents in Smyrna but will move out of the area.You didn't mention if you were going to flip or rent.First, it may seem like the Smyrna area is improving but not nearly as fast as East Cobb, Roswell and Alpharetta.2) The Smyrna schools are the worst in Cobb County and never seem to improve.3) The crime rate in Smyrna is the highest in the county, now that heroin is so easily available in that area.4) Because the new SunTrust Braves stadium is opening this spring the traffic will be horrendous.5) Smyrna is a very transient area and doesn't have a sense of community.Highest recommendation would be certain areas of Kennesaw (Legacy Park),East Cobb, western area of Roswell near Hwy 92 and definitely Woodstock.

The list was huge 5000 names on it I put some filters on excel to bring down the list most streamlined.This is what I have done so far:if total due less than 1000 dollars-> take off the listif current year due more than total due-> take off the listkeep only if two years in a row back in their taxesThen the list was still pretty high, I chose to focus on row land only as I am located in a hot market (Austin), the list is now about 500 names on it.

. -- I think signed formal offers/counters can easily clean the slate of any perceived "verbal" he-said-she-said.

Account Closed  great advice  he has to be careful here if he has no money as he stated.. this deal could easily be taken from him... you know how it gets when you get away from mom and pop investor and start dealing with builder developers if you can't close they will just wait it out and swoop in.. seen it happen more than one.. its why when I am showing plats to lennar or Horton I know I have my powder to take it down if they back out to see if I can really close

I'm not easily frustrated, but if I had to pick something it would be the sheer number of crazy people that are getting into the market, buying properties at prices that are never going to make them money and driving up the market prices sellers *think* they can/should be getting.