Plus, the fact that you wouldn’t have to bring money to the closing table is a win—some investors have had to do that just to move on from a bad decision.That said, if you can hold on, cover the mortgage, and keep repairs manageable, it’s likely just a matter of time before values bounce back—especially with the projected rate cuts.Both options are valid, and there’s no right or wrong decision here.

Regarding auctions, if you don't win the bid do you get all your money back?

If you bring the missing skills to the table, you both win and you will learn what you feel you are lacking now.Use the calculators on BP to get you focused on deals and see what works and what does not work. 

Your suggestion is a heads I win, tails you lose.

I also hear from a lot of landlords that they aren't interested because it doesn't sound like a "Win" for them.Here is what I've found works - - - - - - - (1) Picking your target correctly Theoretically, you could rent any residential space and Arbitrage it, but realistically you need to find a place where you, a total newbie, can create enough value to begin a partnership.  

Because I rarely have to evict (one every 5-6 years) and because I always win my evictions.

The best way to win is staying in the game the longest. 

There are different variables that go into it but you have the ability to buy a duplex, triplex, or quadplex with your VA loan with no money down and become an instant landlord.

For supercharged cash flow I like this rule of thumb as my #s seem to flesh out well w/in these margins:1BR under $100K2BR under $200K3BR under $300K4BR under $400KMaybe you can go up a notch on each if you want to break even w/cash flow...so to each his own w/that.Of course if they are being sold furnished / turnkey, I'd add in $5-10K of value (depending on how nicely furnished it is) per bedroom.  

Generally most people you speak with are going to provide you a quote with their "standard" commission built in and anything less would be them taking a reduced commission to win your business.