The idea is, to get the borrower to sign the house over to you and set of going to the foreclosure process.

It's just not affordable, and I don't want to have a crazy 2 hour commute into work by buying outside of the city.So, I've pretty much come to the conclusion that I have no choice but to be an out of state investor.  

For bathroom, ceramic tile is the best choice and the most longevity, next choice is vinyl. 

If the properties still cash flow with less money down and the extra cost associated with the loan, I think that would be my choice.

In fact, I don't understand why anyone would buy a property capping 6% and borrow at 5%.Any advice on what to do with my cash until the right deal comes.  

It will be important to know your options if a borrower does not pay as agreed and the foreclosure laws.

Again a good buyer choice.  

The quickest lending opportunity for a debtor is generally after medical bills were the cause or other unforeseen event beyond the borrower's control.

@Amit Arora investment partners are hard to find but sometimes you have no choice and it will depend on what you want to accomplish.What do you have in mind?

I am a fairly strong credit quality borrower and would be willing to have a deposit account with the bank.