You could very well have comps over a year old with unusual or top end homes.

We have also gone as far to remove the slip nut traps and replace with solid glue traps, then you only have one slip nut at the top for maintenance. 

They’ll pay top dollar for a property that needs minimal to no work. 3.5% FHA loans notwithstanding, there are certainly less of these buyers now for all the reasons Don suggested above.

I would guess getting 20% appreciation in the next 6-8 years would be the top end of possible expectations, unless there's something you know that's going to happen in your area to drive that level of gains.

He was on vacation when i emailed him and he called me the day he got back.... so he is on top of it.

Build relationships with top REO agents and have tjem start contacting you when they get new listings (before they hit teh MLS)3.

I also had some help so giving a specific time is hard to estimate.IMO, you should hold decent properties in good condition and stay on top of them maintenance wise, tenant screening is key as good tenants are golden, I have had many I never really heard from and who took care of the property.

Nonprofits are fantastic.

Fantastic find Don!

Some funds layer over a lockout period on top of that.