Ideally free and clear for seller financing opportunities are the easiest to work through; however, typically the sellers will be the least motivated.    

These difficult properties are what I deal with. 

Now I have two rental properties in the Memphis area.I was not able to travel to and personally walk around and inspect this purchase but I do anticipate being able to do a drive by in a few months and with everything going to plan also inspect my third investment property.Going with turnkey investing at this point has allowed me to put some time into learning more about taxes, legal, and probate avoidance.What I am getting out of the research... having not yet spoken any professionals except CPAs... is that: California is a crappy place to try and start a business.Using legal entities is a personal choice but if you are going to do it there are tax efficient ways.While one LLC per property may be an ideal scenario from a liability protection consideration, it may not be cost effective and grouping/clustering houses in some way (such as by location or by value) may both mitigate your risk and provide some financial relief ($800 per LLC in California).I have more interviews to do but I am leaning towards:1.

Ideally I would like to use as much as possible to increase my rates of return.

I'm still losing approximately 55$ a month which is not alot but still not ideal.

Some questions I would love general answers to:- Ideal market conditions for hard money lending- Rates and how they vary by client- Terms- Client evaluationAlso happy to hear any stories.

@Colleen Pelliccia lavinI live in San Diego and although I do have a rental property here, and one in Phoenix, I recently decided to search the country for the "ideal" rental home market.  

The word "felon" strikes fear in every property management company I deal with.

I am looking for a realtor who deals with properties in the greater Boston area (Massachusetts).Ideally, I would like to look for someone with experience dealing with investors and who specializes in Multi-Families.

But, it seems to me that in an ideal world, I would try to line up a number of cash buyers that are eagerly looking for deals in my area before I even start to get seller leads.