We also have a lawn care biz and web design biz to pay some living expenses while we're socking away on debt.

It's back to basics.Visit offices weeklyProvide valuable informationOffer something other brokers don'tEstablish a strong web 2.0 presence8-5 every day You'll be back to 20k a month in no time.

One rental house in our city was a murder scene and the DA tied the property up as a crime scene for over 18 months.

I would agree it is not ideal to have to invest remotely but with the webs and stuff, some do ok even with that hurdle.

I also checked my local credit union web site, today's rate for HELOC is around 8% meanwhile couple months ago it was 4.25%. 

NA Cummins you will have to pay penalty plus taxes on both, federal and state level and depending on your tax bracket combined this would be as much as 40% in some cases.I agree with you that you need to get out of debt first before you start investing, but not at this cost.

I know of a deal whose numbers work out like so:Monthly Income: $1,200.00 Monthly Expenses: $1,016.25 Monthly Cashflow: $183.75 Pro Forma Cap Rate: 9.10% NOI: $4,640.00 Total Cash Needed: $13,200.00 Cash on Cash ROI: 16.70% Purchase Cap Rate: 11.05%N/A N/A (tool sourced: https://www.biggerpockets.com/buy-and-hold-calculator)Pros:2 story home, with 50% equity potential (once the repairs complete).Tenants are paying on time for 1+yrs and each have renewed for 10+yrs each time.Cons:Needs 10-15k in repairs within the 1st 2years.

The program isn't perfect (doesn't have sub-accounts) so sometimes you have to export to excel and do a bit of playing to group things together but for free accounting software it gets the job done well and I love that it's web based.

Or, they might be interested in leasing their home for 5 years because they just need out right now.if you want to sell a list, ask yourself if the list is exclusive, or if many people can find the same info themselves on the web.  

Does anyone know of a web site that has costs associated with the foreclosure process for each state?