Of course if there is no capital to command at all because of some terrible circumstances then there is no hope for any solution and they default to being the victim of whatever circumstance is presented.There are many different ways to handle a foreclosure situation depending on the circumstances.

It may be a terrible deal but you have to run ALL the numbers including "Special Assessments" from the HOAs.

@Jennifer Turner @Oscar Calle @NaDean Bowles @Stewart Sears @David Sussman @Anson Young these are all terrible experiences.

So it would basically be a surprise whether you had a great or terrible month with lots of service calls.  

On the same note I have tried to get her to invest in other properties with me and she is terribly risk adverse and just can’t stand the thought of having her name and credit being attached to a large mortgage even though I have explained numerous times about how the bills and mortgage payments are made by the rent payments. 97% of the time she continues to be supportive of me pursuing the real estate on my own and has been supportive of me retiring from my job to pursue it full time.

So you don't have to buy a $40k property...in fact, that be a terrible way to start (I'm not saying it's a bad idea overall, but it might be a bad way to start if you don't have the stomach/experience).  

FB had generally terrible leads....So where are smaller complex's getting good results?  

Without looking at the average days on market, it's tough to know if 40 days is terrible or not.

There are plenty of deals but plenty of terrible ‘off-market deals’ too so be careful and become an expert or get someone on your team who is. 

@Mary Cronin I grew up in Lodi, and I've always had a terrible picture of Stockton in my mind, particularly my perception of the rampant violent crime there.