Per my state's tenant landlord act, it says:"Except as provided in this chapter, if there is a material noncompliance by the tenant with the rental agreement, including material falsification of the information provided on the rental application, the landlord may deliver a written notice to the tenant specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than ten days after receipt of the notice if the breach is not remedied in ten days.

I did an entire apartment in Ikea...had it delivered in boxes and put it together myself.

New Definition: Pay more for an asset than it's worth from someone promising something they can't deliver(a.k.a.

You'll make more money doing that than you can imagine :)Deliver deals on a silver platter if you can.  

Joel -- something we can do here in Kansas is to drop off a 3-day notice with the Sheriff and have them hand deliver it.  

It seems I could do much better holding 10 SFRs as rentals than holding 20 apartment units if the fewer SFRs to worry about is less hassle...I've been killing myself trying to figure out how to scale from 6 units to 30 units because I thought that would be my "freedom number" but I just ran some numbers using your rate of return numbers instead and could it be that a lower number of SFR units could deliver the kind of cash flow I am aiming for?

You can always write up an offer that requires the property to be delivered vacant.  

Signed, sealed, and delivered with no attorney closing stuff and the loan is set for another 5 years.

They all end up auctioning off properties for banks, where there was some defect I the foreclosure process, so they can't deliver clear title, and the sale gets canceled. 

And beyond that, maybe a house that wouldn't make either rehabber happy would have sufficient cash on cash return for a buy and hold investor.I would say that most people would be including all costs when evaluating a deal for themselves.Go out and try to find out what the buyers in your market are looking for and then try to deliver.