Pro rated rents have been returned but the questions to this would be the following:--My interpretation of the VA laws and based on the tenants consent to either sell/rent so long as it matures their lease means we should be lawfully entitled to all of their deposit as it was used to pay the marketing/upkeep and closing costs of the home.

Although my company is not based in WA, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S.Best of luck and continued success.

@Michael Dunn Based on what you're saying, I think the most important item to research is how much of the areas with the lower priced properties are majority rental areas.

In that case you are determining whether you want to chase low income cash flow vs a better tenant base.

A commercial, asset based loan will probably be your best bet.

I’m encountering wholesalers, real estate investors, house flippers, and buy-and-hold participants everywhere using the same knowledge base that played a part in the last crisis.

You made a solid decision based on what was available when you made it.  

This goes back to 40k TK houses do not work because of crap area and the rehab for the TK operator to make money has to be more minimal in nature versus redoing everything and selling TK at 65k to 70k or more etc.One you are paying more but usually getting a better area, management, tenant base, and most everything is new so capital cost outlay is minimized year over year.Hopefully you didn't pay more than 40k plus for the area.

Although my company is not based TX, we are both buyers and private lenders on lower $ ARV SFR properties throughout the U.S. 

@Frank Daly It's very important to note that duplexes are not valued based upon your cash flow numbers, they are valued based upon the market comparables.