But like you mentioned, I bet most players in REI have had this exact feeling once or twice in their career.

Richmond is interesting because there are some up and coming neighborhoods but you are taking a little bit of a gamble if you bet on those.

You also need to hold the property for a year.I am by  no means an expert here but I bet someone here who is will chime in.

If you get a Surface, I bet you will rarely break out the keyboard or even carry it around.

Read the HUD probably moreWrite the offer to include "all commissions including brokerage fees" to be paid by seller and I bet it disappears.

I bet https://minimasliding.co.uk/ would be exactly what you need.

But, I can promise you that there are a lot of big investors who will never do business with you if that's your policy.Take a poll here on BP...I bet you find that fewer than 10% of the serious investors here would ever write you a check for earnest money. 

Clearly, out of my area of expertise, however I realized that when this concerned Louisiana, all bets are off. 

There are probably some good MLS deals, but I bet they go really quick.  

Your best bet may be to meet with them and try to come up with a payment plan which gets you caught up and waves any late fees so the hole doesn't get any bigger.