@Claudia Everett There are less and less foreclosure opportunities in NOVA, however you could follow many of the auction sites in the area. 

(Think I'm too easy going and don't push hard for getting deal signed.)Should I partner with someone in the area to go and close the deals? 

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@Dan Heuschele Thanks for your initial response and the follow up on ADUs a few minutes ago.

The numbers on the page were attractive, but the "slumlord" horror stories I've also come across pushed me into being more receptive to other property types, thus my inquiries into SFRs.Have you had positive experiences with the 4plexes you’ve found in Vegas?

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I would chat with your CPA (who will likely advise you to follow the law, haha!)

IM TRYING HARD TO PUSH THEM

He's telling you to wait a week because you're going to go look at cars in person, or put your contact info on some website, to "think about it" a week earlier than whatever he tells you (this is 100% true, and as a lender I will not believe you if you tell me otherwise... sorry :P ), and the second you walk onto that car lot a bunch of car salesmen are going to descend upon you, deploying various lines of BS as a pretext to run your credit ("it's a soft pull" or "we just need your SSN to verify you aren't a terrorist, we aren't going to run your credit") and close you on a car that very day, and there is greater than a 0% chance you will believe what they tell you and screw everything up.The rule is that whatever you tell homebuyers not to do, some non-trivial percentage of them are going to push it one notch farther than you tell them.

Every landlord should make it a policy to not only evict bad tenants but also follow through with small claims.