A good property manager would have handled this for you (reducing your stress levels) and probably saved you enough money to pay for their entire year of management fees.

I can agree with you that reducing rent may be a much better option.

Strongbrook reduces the 30 year time frame to become financially free through a proven system which now accelerate both equity and interest income as 5-10 years.

If you want to save money find an agent willing to represent you at a reduced price for just that property or ask when the agent exclusive right to sell expires and wait it out before proceeding.

Do you find that despite the lower price, the tenants still treat the property better, reducing repair costs?

I would imagine a reduced commission is pretty standard for all flips that get put back on the market to be sold?

The reason they tout opening several lines of credit is because in doing so, you reduce your utilization.

I read Steve Cook's article on judicial foreclosures: foreclosure-update-happier-days-on-the-way-for-judicial-states/ and in that article he indicates how long the foreclosure process is in judicial states and the impact it has on investors by reducing the number of houses available.All of this brings me to my question, which has two parts:1) is there a viable way to obtain a list of homes in the pre-foreclosure/foreclosure process in judicial states where no public notice of impending foreclosure is required?

I bet some will do it on your schedule, one trip, at a reduced rate compared to an appliance center service call.

Recently, our local housing authority has reduced their inspections to every two years to save money.