The 4 million foreclosed homes in last 5 years will cause long lasting changes, reduction in neighborhood stability, and eliminate the # 1 method folks have created wealth over the last 50 years-their home equity.Irvine increased from 40-50% renters in last 10 years25 cities now have more renters than ownersSince 206,rental households have grown 692,000 a yearSince 2006, owner-homes have dropped 201,000 a year.Then I read some more articles that talk about a DOUBLE DIGIT drop (11.6%) in RE values currently.Then I read some more articles that seem to say the dream of home ownership might not be so good any more.

(Shotgun will work just fine but may alert other prey to your presence.)3.

Many Tax Assessment offices have an internet presence so you can enter the address and instantly see what the property has been assessed at.

I hate the cliches, but this is the exact target audience we want to reach and taking extra time to build an online presence before marketing has really paid off.

My time is better spent on bigger transactions and I increase my ROI.National apartment lenders want certain properties such as population levels above 80,000, door price above 40,000 a door, age of the building past a certain year, location urban core to some suburban to minimize risk.When you get into more suburban to rural areas where deals can be had you are dealing with more local to regional banks who have a presence their and are comfortable lending in those micro markets.

Loaning the money to rehab flippers such as myself would get you great double digit returns and if loaned to a pro with experience, and low LTV's, your money is safe.

I'm in the metro Los Angeles area where housing is not so affordable and there's not great value or ROI on investment properties for buy and hold.I too am in SoCal, so for those of us that live in an expensive market (like California, New York, New Jersey, etc) we are sometimes "forced" to invest out-of-state in order to get favorable cash-flow and rates of return.There are many great markets around the U.S. to choose from where you can get double-digit cap rates, and property values are between $50,000 to $100,000.

The presence of your book of clients offsets the lack of understanding in the asset class and if your book is good enough, many firms will not care, they can pick up the slack around you as you learn.

If you are looking at cash flows with good returns, find low key places that have historically double digit returns.

During this last cold snap, when temps were in the single digits, one of our best tenants said the house was still cold downstairs.