What's the general point of view on tenancy at will versus leases, in an area like Worcester?

The pricing for non-performing notes has increased the last few years, but I’ve still been steady buying because:1) When you buy from sellers you have relationships with, there will always be inventory that makes sense.2) I buy based on the borrower’s ability to pay versus a focus on the property’s FMV, so pricing has increased but so have the borrower’s ability to pay in certain cases.3) Pricing has gone up but so has FMV’s around the country if you have to take back a property.4) Last point is that there will always be sellers looking to liquidate their portfolio for whatever reason and folks, like myself, will be there to help this occur.It feels like we are at a point when players are jumping out of the market due to lack of inventory.

Things to also consider are comparing a 30 year fixed versus a 7/1 arm, etc. that’s really where you’ll see the impact of rates. 

If the company you are investing in is an “operating” company versus an “investment” company UBIT may also apply. 

Specifically the cash flow versus the prices/what you put in. 

I heard they are more likely to loan for that versus a large bank.

Plus, it's more professional to have your tenant's receive a formal utility bill in the mail from Guardian versus something from the landlord.If each unit does not have it's own hot water tank and shut off valve, then RUBS is going to be your best option. 

I use one of the two major firms because I work full time and find it easier to have those firms hold collateral, record assignments or deeds and if my attorney or servicer needs the original they handle it and get it to them versus me having to run to UPS and get it sent out overnight.

I flip properties all over the state of Texas and while I am a broker it is often cheaper to pay the $99-299 versus joining the local MLS.

@Heidi Wilson - I think there is a lot of personal preference here, so you could get vastly different opinions.1) If you hold a property more than a year you only have to pay capital gains on the growth, versus less than a year could be regular income.