If you took pics the week before move out, that might not be as convincing in small claims court.Small claims court if you have enough evidence (dated photos, etc.) is probably your best bet.Did your friend lock the property?

They go to the property to collect and find the lock changed, curtains drawn and no one answers the door.

6.0 whistle is ear piercing.

@Shante Harris Most of the wholesalers around DFW, who are "open marketing" their deals are requiring a non-refundable deposit to lock the property up. 

@LeeAnn Doppel - It might help your cause to post a notice of abandonment on the window with your contact information and change the locks.

Our Firm has the vacation rental market on lock down near Disney World.

@Steve Olafson  find a good local HML  and have him or her put you into fix and flip loans.. 6 to 12 months usually pay 12 to 15%  you can drive to them and make sure you like the collateral. stagger your loans so your getting paid of monthly or so.. no need to lock up for 3 years plus unless you want to put those in an IRA then those are great investments.. they will out perform a rental property in most instances if your paying cash for a rental prop.

Keep your ears open for local meet-ups, we have them with some regularity and they are a blast.  

If I adjust for three of the units paying their own electric than my approximate electrical usage drops to $2066 per year which increases cash flow to $5,248 annualy.Here are my numbers as they currently stand:  Assumes $700 mo for the owner occupied unit than 500, 550 and 350  monthly.All tenants are on a month to month so I am not locked in with them so if they don't wish to pay their own electric I can move new tenants in.InputsResultsPurchase price:$105,000Down payment amount:$21,000Scheduled monthly income:$2,100Total out-of-pocket expenses:$22,200Other monthly income:$0Vacancy rate (%):5.00%Debt Service Calculations:Number of Units4Blended rate:5.500%Financing information:1st loan amount:$84,000Down payment (%):20.00%1st loan monthly payment:$4771st loan portion (%):80.00%2nd loan amount:$02nd loan portion (%):0.00%2nd loan monthly payment:$01st loan interest rate:5.500%Total annual debt service:$5,7231st loan term (yrs):30Amortization (yrs)301st loan closing costs:$1,200Income and expenses:2nd loan interest rate:0.000%Gross scheduled rental income:$25,2002nd loan term (yrs):0Gross other income:$0Amortization (yrs)0Total gross income:$25,2002nd loan closing costs:$0.00Less vacancy:-$1,260Total annual operating expenses:-$15,114Operating Expenses (annual):Net Operating Income:$8,826Real estate taxes:$2,300Annual cash flow:$3,103Insurance:$900HOA dues:$0Management fees:$2,640Rates and ratios:Legal expenses:Capitalization rate:8.41%Marketing:Cash-on-cash return:13.98%Landscaping and snow removal:$0Debt service coverage ratio:1.542Maintenance and repairs:$1,320Reserves:$528Other Calculations (precise in one-loan scenarios):Supplies:Minimum desired DSCR:1.2Other:$0Purchase price to support minimum DSCR:$134,935Landlord paid utilities (annual):Average Cap Rate Supported (based on local area):9.6%Garbage:Water and sewer:$2,052MAXIMUM purchase price to support required Cap Rate$84,730 Electricity:$4,210Gas:$1,164Phone/Cable/Internet:$0

Hi,The lord helped me and my husband to sell our land locked property.