When you reflect on this issue, investors can invest with a large number of Real Estate Investment Firms that set up “shell company” Special Purpose Entity [SPE] LLCs, that tell the investor their money is at full risk and they can lose all, and if they invest in that set up and the project fails the investor has absolutely no recourse, no coverage from any other company of the sponsor and has lost all.Doesn’t it make a lot more sense to go with a Realty Sponsor who puts the full faith and credit of their firm and its 13 year history behind the separate project with a corporate guarantee showing they believe in the project, showing that they back the project, and stand ready to guarantee the project with their monies in the event of a bad result?

I'd be paying that plus the buying agent's fees.For those of you familiar with the process and their services, please give me the good, the bad, and the ugly.Thanks,Omid

I've been through a couple bad management firms in other states that had no problem spending money on unnecessary repairs.

It's too bad this happened, sounds like you learned from it.  

Too bad these changes will do little to correct most of that. 

Needed remodeling, i.e. some carpeting, painting, kitchen appliances, countertops, but overall not in bad condition. 

Don't rule out wholesalers just because the ones you talk to were bad. 

The hope and the master plan around bringing those companies into downtown is to revitalize the downtown Camden area and bring people back into the city from places like Oaklyn/Bellmawr/Collingswood I'm not trying to say that Oaklyn/Bellmawr are bad places to invest...I just think you may want to reconsider why you're investing in Oaklyn/Bellmawr...or give Camden another look. 

New York is a tenant friendly state so if you get bad tenants it will take months to evict them.

On amazon you can buy it used for $34, so not too bad.