It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Understand you can not eliminate all risk, only mitigate it.

Every property we acquire going forward will have to be carefully analyzed  to see how much we want to maximize the depreciation and risk the FFE "loss" on a 1031.

@Eric B.From an asset-protection standpoint - there is likely little risk to your assets from owning tax liens(my opinion).

Huge decisions to make, and being too conservative will hurt you, and taking on too much risk with a newer family can do the same.

Higher risk investors are looking into the west side of Atlanta where things are starting to turn and the city has invested lots of capital.

(i.e. there's still some risk, stress, etc. involved) Not to mention that paying 10% + leasing fees "goes up my bum sideways!

I offered my seller $10,000 cash to assume the risk of the deal in which he is likely going to take.I know we shouldn’t assume..but I am talking with the potential contract buyer who sounds stand up.

The answer is that to NOT invest in Houston due to fear of flooding is probably a BIG mistake as there are some very simple precautions you can take to mitigate the risk extensively.

I really would encourage you to find an area that provides adequate return with much less risk.

My thoughts were that I could learn how to manage properties with no risk.