Now you need to sit down and take the time to learn all your state landlord tenant regulations so that in the future you do not make any more mistakes when dealing with tenant issues.

I didn't want to continue to sit on the sideline with such a wonderful networking/educational tool at my disposal.

Total repairs sit around  $10,000.00 on the high side.

As someone said above, most of the properties sitting are in places you don't want to be with mediocre returnsGood luck, I'd recommend a more creative approach

So if you're in the area I'd love to sit down and talk about it over lunch (on me!).

Go to Landlord Tenant Court and sit in on the eviction proceedings.  

This one had the most potential but we found that it was sitting in limbo.

But, you can sit on cashflow as the market appreciates. 

So I just bought my second house a month ago on a block where all the houses were built on TV and given away, top of the line lights, faucets appliances etc. 2 doors down a house sits vacant as the winner lives out of state.

We ended up finding a seller who didn't mind waiting two month from offer to closing so we just let our apartment sit empty for a month and a half after we moved, paid the rent on time per usual, and turned the keys in on the last day.