Here is a free rehab estimator online...

Filing can be done online in most states.

Aside from rehabbing experience I have some extensive online marketing experience that I would be happy to work out a trade with a knowldgeable and profitable current investor.

But if you're choices is keeping it as a crummy rental vs. selling, sell and be done with it.Fixing and selling vs. selling as-is is trickier.

May qualify for buyer`s choice home warranty.

I'd definitely recommend you read through our Free online book "The Ultimate Beginner's Guide to Real Estate Investing."

I'm starting to see that I should have started here with my quest for short sale knowledge and I'm on a very broad search right now, Anson I already talked to you about the real-estate courses and saw another post of yours about online verses a class room and have decided to take the classroom route, any schools you would recommend they seem similar for the online courses.

My question is really more geared towards whether or not the HML would be a good choice if I couldn't qualify for a conventional loan due to two mortgages already.

The velocity of money has nothing to do with the use of capital or your opportunity costs, use of funds, what else would you do with the money, from that you can see if paying down the debt is the better choice. :)

If you want to get R/V ratios where you can get decent cash flow (even with maximum leverage) and favorable rates of return, then you'll probably need to look elsewhere (as in out-of-state).I've compiled a report called the "2013 Housing Market Forecast" that might help point you in the right direction as far as market choices, but I will also tell you that I am working on an article specifically addressing the question of "Where should I invest?"