Generate a list of non-owner occupied and absentee owners within a 10 mile radius of the zip code I am looking to invest in using ListSource.com.2.)

The consensus from non-real estate folks is that 1/1s are bad investments; so I want to hear from Real real estate folks.  

Michael Wentzel what I'm saying is any non-portfolio lender who sells to FNMA and underwrites without overlays can do your next 5 loans right now without having to wait.

The numbers make sense only in very non-desirable areas.

Fannie and Freddie can't handle non-human owners, so that's out.

a few cities have told me that it's illigal for landlords to shut off water in order to make tenants pay rent. i am assuming that they think of it as "inhumane" to have to live without water, i dont know. maybe that's why they can never turn the water off due to non payment.gas and electric is tied to SSN and it follows your credit. cities dont have the time to track your SSN (nor do i want them to for security reasons), hire lawyers to go to court, report to agencies... the cost is too high.

Make the person pay for it and tell them it is non refundable. 

Banks might sell you performing notes in the 90% of UPB range.Now non performing is a different story for regional banks and where the assets are located.  

Avoid any structure that allows the tenant buyer to pay for more than 5 years or acquire rent credits worth 20% of the total purchase price.If either of those criteria are met, non-payment means you're in foreclosure proceedings instead of evictions and it'll be a lot lengthier, complicated, and expensive to retake possession of the property.

Soliciting JV relationships comes under SEC authority, basically the same type of exemptions apply, when you start advertising for joint ventures you're crossing the line.If you solicit business and the deal goes south, you can lose your money due to your non-compliance.Experience in RE is not experience in finance!