The tenant decided to leave after we told them we were going to file eviction papers.

@Manny G.you are negotiating with the seller wrong, and don't feel bad, most people do on terms dealsMost people show the benefits of the lease optionI don't do thatI draw three columns on a piece of legal paper The first column says "selling traditionally with the real estate agent"The second column says "hiring a property manager"The third column says "selling creatively on terms in the state of Louisiana"First column I go over the "costs to sell" with an agent, 6% commission, 2% closing costs, 2% negotiation wiggle room to compete with all the other homes, and sellers concessions that can be 3 to 6%.And I do the math, sellers netting anywhere from 85 to 90% of appraisal.Then I go through hiring a property manager, paying 8 to 10% of collected rent, and dealing with the risks of a bad tenantLastly I go over either lease to own or subject to or wraparound mortgageBut I don't teach the seller how these workYou'll be there all day teaching the seller the inns and outs of contractsThere's five steps in the negotiation of a terms dealOne build rapport with the sellerTwo negotiate an upfront agreement, which means you let them know that at the end of the conversation they can say no if they're not happy with it or yes they are and you can say the same thing, so were either going to get something on paper today or were going to say no it's not a good idea.

Then one day you look at the pile of junk you own and realize you have 7 figures of equity tied up and it's not changing your life one bit, but you're a millionaire on paper.

@Lenny WilbournLets leave this for the lawyers to answer but I will guess if this condition is not stated in the contract papers, you may have to swallow the hard pill.But this rightly raises the issue of ethics in the REI profession.

Does this mean it could be in the paper or is there some special newspaper for realtors/investors only that I need to become aware of?

But it sounds amazing on paper!

Plan on paying $30 per year per unit to register your property with the state and paying about $175-200 for testing at every turnover (depending on the size of the unit and if it has original windows or not).I recently was looking at a 7-unit in Hagerstown's north end and on paper from the seller it looked like a great deal, but once I ran all the expenses myself, (oh yeah, they left out a bunch of stuff!)

So make sure it's on paper!

I know there are lots of contactor and I know all to well the explanation of a Cheap, a Good and a Fast contractor.

I did check the local paper yesterday and there's double the amount of homes & apartments for rent as compared to back in August.