Personally I won't buy a deal unless I can get it at a discount and or under performing so that I can improve the property and pull my $$ back out with in a few years. 

I currently lose about $150/month on it and while that seems bad, my tenants have been paying down over $8000/year in principal on the unit and I'm able to depreciate the value of the unit and my paper losses against my other, better performing rental properties, so while it's not ideal, it's not a complete loser.

I have a business in TX but I'm buying non performing notes in MI and need a good foreclosure real estate attorney reference.  

I have decided to sell Oakland which is performing on average 5- 6% cap for the past two years and use the funds to go out of state turnkey. 

I had been looking for a way to track our portfolio's performance, but I couldn't find a single resource online to do so.I built a Google Sheets (aka Excel Online) table that keeps track of the following:Purchase Price and DateCapital ExpensesFull Mortgage Amortization Table for each propertyA separate table letting me keep track of prices (either manually entered, Zestimate, or Appraisals or BPOs when available) (I had this automatically pull data from Zillow for a while, but then it broke, I'm working on a new version that will fix this.)

It took us a long time to get the property back to where it is performing near where it should be.  

The Nine states with a true Series LLC statue are; Delaware, Iowa, Nevada, Utah, Illinois, Oklahoma, Texas, Tennessee, and now Kansas (Yeppie :) Here is an interesting Article about NC recognizing legal internal/external structure from a Series LLC from NV: Sounds to me like one could hold assets in one the Mother I'll call "9" business friendly states, operate a series (or property) in NC, depending on how the operation is structurally performed end up under 9 or NC law in a landlord-tenant or flip limited liability suite, foreclosure, or charging order.

We pay our cleaners by the job as well, but we've had to fire many a housekeeper for poor performance.

When it comes to residential (1-4 units) and small multi-family (5-10) we typically purchase distressed properties and perform a deep energy retrofit, with the result being units which operate 40 - 75% more energy efficient following the retrofit.While this does not necessarily increase the rent we can command, it has proved to decrease our turnover and vacancy - tenants stay longer and, when they leave, we often have word-of-mouth applicants before the unit becomes vacant ... just last month we had 5 inquiries and 3-applicants on a property we had yet to advertise.

But to answer those, I would have to put up a performance and payment bonds from surety agency, not the $12,500 that contractors need to put up when they get the license, what i meant is 100% of the rehab cost, that way, if contractor doesn't perform, you could hire a different contractor and i pay for whatever is rehab cost in the contract. thats an agreement between the owner of the house and contractor.