So yes, I would use the threat of legal action - especially if it is in the city code - this makes people control the problem.

People are frustrated with stocks because they don't have much control, the same thing can be said for real estate too, you can't control the market ...but people can buy distressed properties with equity on the day of closing.You can't buy a stock at $10 if it's trading at $15 on the market currently.

So this morning I pulled the trigger on a fourplex (quad) in my town.

I don't want to sell the house because i won't have as much control over who is living there.

By the time I get my property back it Santa is coming to town, which is a ridiculously long time, even without my own delay for a few days.So I was wondering of changing some tenant's terms to say I will go and pick up on the first by, say, 7 pm.

Just because you might have 125% debt coverage and adequate collateral with good credit doesn't mean you have the ability to endless funding, lots of factors play in to the picture that are beyond your control. :)

I haven't verified this yet with the local town..

Should I get on the phone first and call some local investors that I see putting ads/signs up all over town and see what they are looking for?

Bill Im liking what you are saying so far..and their ability to control my sales is what concerns me.

I just joined and am amazed at how many people are on here from our little town.