However, a house located just a few streets over; is a high crime, bad place to invest. 

However, most people are understanding and if you come to them and show them the facts (i.e. hard numbers not just MAO formulas) they will be more willing to work with you because they know that when they send out a bad deal it just looks bad for them.Hope this helped if it did let me know or just vote it up.

He added that Trane furnaces are what he recommends but if I want to save a few hundred dollars I can buy an Ameristar Furnace as it's made by Trane (but isn't as sleek-looking, which accounts for the discount) - but he stated it's of the same quality. 

Hello BP,Looking to invest in the Mobile and Baldwin County areas and would like to develop a relationship with a few wholesalers down there. Anyone have any recommendations or wholesale themselves?Thank you,James

I seriously think you should cut off all communication with the tenant and hire an attorney immediately.While your attorney deals with the tenants, I think you should do some research and find a quality property manager that can handle this for you before you make a big mistake that will derail your investment career.

I spoke with couple of local wholesalers to find the C class property but provided ones were too bad to be a C class :)

With high end cell phones now the quality rivals some higher quality cameras.Maybe they use a photog to use software to touch up and make better what the broker/agent took.

I was on the agency bad boy list for about a year, but ultimately the deal was saved, and we ended up making a 18% annualized yield. 

I'm pleased I made the jump and understand the process now because the buy is actually very simple and efficient, I had control over the offer in real time, and the final price was way below market for the size and quality of property. 

Also there is no reason not to use a quality realtor to lease it, its a free service here!