To recover that expense from the end buyer, you can't deliver a product that is perceived to be "cheap." 

You need to either hand deliver it to the tenant directly or send a certified letter and then wait 10 days before you can move forward.

Process, 5 day notice (8 physical days if delivered via certified mail).  

Many OOS investors set themselves up for failure because they don't invest the time to ACTUALLY understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

I underwrote the deal with MTR comps for shared houses and apartments in the area and the competition is super weak with terrible marketing, and most offerings are in houses with a family or grandmother, cluttered shared space, lacking amenities, beat up furniture, terrible photos, don’t offer refunds if the nurse’s contract is unexpectedly canceled, won’t allow mail deliver at the property, among other things that we would consider “not traveler friendly” The property I’m arbitraging is ideally located, brand new rehab inside and out, high end finishes, hardwood floor throughout, elegant furniture (mine), in suite W/D and dishwasher, parking, 3 minute was to subway, etc.

The ones with the sponsors who can answer your questions, demonstrate that they're of impeccable character, and who can deliver projects with large margins of safety while exceeding what your risk capital can capture in the public securities markets.  

Being selective in the projects we work on, combined with the fact that we're vertically integrated, enables us to deliver superior returns like this.I also personally invest in syndicated deals (medical buildings, not apartments - so I have some diversification) and I am interested in diversifying some more.

For example, we have delivered over 480 properties and charged our clients a fee for only four or five of them, as these were exceptional circumstances.

Once an application has been accepted, the Applicant has until 5:00 P.M. the following BUSINESS day to deliver the Security Deposit to landlord.

Offers have a timing element, where delivering the offer to the seller faster is better.