I just usually don't have the budget for it.Floor & Decor in metro Atlanta has a pretty decent selection of tile...although lately there has been a shift to 13"x13" tiles and it's getting tougher to find decent 12"x12' anymore.

Sometimes you may have to empty the place because of some critter infestation :) then naturally repairs f you have to go as far as tenting it to get rid of the problem it may be worth it if its squatters you maybe able to arrange a deal to get afew tougher ones to hang around I know of one gentleman who if they have a car (he has a fancy high dollar pellet gun) starts with the windows after replacing some catch on if not have known him to pop the folks directly a time or two.

An unusual deal like this in a small town is much tougher to evaluate.

I know that some flippers have made things tougher for the rest of us, the guys that cut every corner they can, don't pull any permits when they should, cover up things that really should be fixed, etc.

I hear refi appraisals are a little tougher to get top dollar on the appraisal.... 

This is because you need capital for long periods of time, making it tougher to find lenders or equity partners.A lot of buy-and-hold investors will also have a more active strategy (real estate or something else) that allows them to generate additional income to speed up their ability to build a rental portfolio.  

I think it may be even tougher for a lawyer or real estate broker because the seller might argue that I might have better bargaining position or better knowledge, etc.

Cal City does have a lot more restrictions and tougher on permits. 

If his deployment date is unknown, that is a tougher call as you don't want him moving out in Nov and having to find a tenant at that time of year.

If I were you I would try to take advantage of the current rates but it's a little tougher time right now finding a good deal or to compete with the cash buyer's,  believe that the real estate market, like so many others, I believe that this cycle will chage to your market some day but I cannot say when.