And I understand what you mean about REO deals on the MLS being less personable and a little more of a number game , that's what I've been dealing with, and essentially why I was asking about education and reaching toward commercial instead , somewhat similar game , bigger numbers, and I'm ready to jump in any education I can.

If not, you might want run as private utility lines are very risk as you are essentially a mini utility company, if there is a gas leak, the city can shut down gas to your entire park.

If they respond to the 5 Day Summons, they must fill out considerable paperwork and bring everything they owe to put into the court registry until the court date.

I signed the paperwork March 1st.

I recently had a bad experience dealing with an agent selling a property and just have difficulty dealing with agents that understand the paper work involved with the transaction but don't have a clue about the tangible part of real estate.

lastly, another tip is to have a lender (mortgage company, bank, credit union) go through all the paperwork and have them send you a "GOOD FAITH" estimate it will have a list of "anticipated fees" both you will pay to the lender and you will pay out of pocket directly to another company in the process (appraiser, termite inspector and or etc) when you get this good faith estimate call and say the origination fee is unacceptable after all you are an educated buyer and hope to use your bank for additional deals surely you can get rid of these fees.

I would suggest you get all the paperwork to back up what they are saying on the rents.

Either way, you are responsible to file in the state the asset is in so expect some extra paperwork and expense from your CPA come tax time. 

CAP rates essentially show the desirability of a property (both from owners' and tenants' perspectives).

You can find an established and reputable property management company in a nice cash flow market, and they will essentially act as your real estate investment expert in that locale.