bust  that was more minor.... then the grand daddy of them all 08 GFC... were much bigger and capable investors than myself lost it all... was a sad time really.in GA 450 banks went under... those mainly local community banks owned by the locals.. sad deal those things. but here we are and things are good again so its make Hay whilst the sun shines.. but like I tell most folks RE to me is not a job its a lifestyle... and retirement is something I will do when I can no long function either physically or mentally  :)  I have no desire to be retired.. or stop investing or working.I really dig what I do.. almost all my business partners and vendors are late 20S to early 40S I just love seeing them take off and being able to help them with their business's...

My experience in Kansas is that the Deputy Sheriff will only physically evict the tenant, you have to keep him out.

Once that's exhausted, go to the next lowest down payment option and the next etc... until that's exhausted and then do the next.All of this means you'll be moving quite a bit, but if you're gaining rental properties (I would certainly buy units at this stage of the game), and the properties are close to one another, why not?

The leasing fees are high because finding quality tenants can be risky and downright exhausting.  

Major players with low cost of capital can play the low-interest game as well as perform more exhaustive research on additional unpaid taxes.

Exhaustive research.  

I was exhausted by the time it was done. 

Thanks Ronald and Ken,No, I didn't send a letter, other than countless e-mails showing the squalid conditions via photos (also sent to the property owner, as well), but not an actual physical letter.

Start by doing some doodles with a pro forma to determine if you have a viable deal on your hands and if so, get a rough set of plans together to see how the project physically works and if it holds up financially and confirm that it can be permitted in a way that meets market demand.Feel free to contact me if you need/want more direction.Good Luck,Barry

If the tenant thinks it may cost 20 bucks, they may figure why risk reporting the drip drop sound behind the wall, the ineffective bathroom exhaust fan, rust around the water heater base, or clank in the appliance (remember their interest in the maintenance of your property is probably not that great; it's your place in the end... and they may be short term)....They are also your eyes and ears, so maybe, as mentioned already, in the on-boarding you can communicate their obligation to report legitimate property issues without calling you on a whim for something silly (like give them examples... don't call me if you spill a glass of water; do call me there is any leaking water from pipes; don't call me if you see a spider; do call me if you see a racoon family under the porch etc)....Best of luck!