Stagnant water on the ground. 20+ yrs of experience I'm putting this on the owner.

When you are looking to invest in this area feom out of state, it really boils down to finding a great boots-on-the-ground team with property management.

@Patrick Rowe  pretty tough these days to do ground up A and D and construction and make money selling homes at 189k... unless they are very very small homes.I just platted a 27 lot development here in Oregon ..

Your cash flow in any market will only be as good as your boots on the ground there, and the best boots on the ground you could have are your own.

I just finished catching up on Michael L  thread, and offers honest on the ground feedback  about TK properties . 

I read a book by Norm Brodsky (Street Smarts) and he said when he quit practicing law to become an entrepreneur he worked several jobs on the ground floor (including a car wash!)

Its the native ground and under the top layer of soil

Then we prayed that He would protect our home and our belongings.As we stood waiting for the fire department we imagined the worst and started playing the "what if" game.What if the house burns to the ground?

We would expect a successful challenge based upon the same grounds as multiple LLC's (i.e. comingling assets).

They get one warning from us....the next time, it's grounds for eviction and we get them out.