While the DM is a strategy, hitting absentee owners is costing greater amounts of capital to deploy and the ROI has decreased quite a bit.

Mark your calnedar for the 10th and if not paid post the pay or quit notice.

i think the biggest lesson is to never quit, when times are tough and nothing is happening re-group and find out where your going wrong, its like in think and grow rich, a man bought all this gold mining equipment and moved to Cali and he dug for what seemed like forever with out hitting the gold vain, so he sold his stuff to a local junk man for pennies on the dollar and the junk man hired a survey guy and he said dig 3 feet from where the man stopped digging and when the junk man did that he hit the biggest gold vain in history, so any new wholesaler out there reading this, never give up cause you could have stopped 3 feet from gold, NEVER GIVE UP punch through those obstacles and win.

A quite neighborhood at 12:00 noon might be a rowdy neighborhood with obvious drug traffic after dark.You say 2-3 streets away is mostly occupied.

- I just considered an offer on a townhome without HOA and I agree that it made me quite nervous too.

My former brother-in-law is an attorney who closes about half of the transactions in Lauderdale County and does quite a bit of business in Tipton also so I could check with him if you need further assistance.

Obviously quite a few issues here and maybe I have misunderstood what people have been saying about the year timeframe.Thanks for the help and the great forum.

I offered terms that are quite reasonable for me as an investor to my parents (4% for 10 years) and they thought that as too stiff.I'm thinking I'm going to start an LLC with my parents.

I used to do the "option B" quite a lot.

I am a Nashville native and know the area quite well.