Also, I have heard that some judges think cleaning is part of normal wear and tear, so be careful there.I wouldn't try to show the unit until you get it back and fix it up, otherwise you are only going to attract another filthy tenant.

Plus if you actually read their legalese documents, there is a lot of CYA saying they can basically disappear and/or go bankrupt and you lose everything.What I do is direct deposit a certain % of every paycheck into an investor account (and the rest into my normal checking).  

Appfolio charges $9.50 for every unit covered, but when you have a stupid tenant that doesn't hear a toilet running all night and wakes up to water through the entire kitchen and bathroom of her apartment, that is what it is for.  

Thought I'd share this article with you all since we're on the subject:http://6abc.com/news/body-of-arkansas-real-estate-agent-found/330389/Definitely a wake-up call for our industry.

If offers continue to come in lower then the asking price --- they normally then start to think everyone has it wrong.

Usually its the normal payment, plus whatever she was behind spread out over the term of the "repayment plan" for the monthly, then once they are discharged they just keep paying on the 30 year loan, but who knows.   

Firstly, the and/or assigns is normally out of the question for shortsales and especially for REOs and some agents will balk at it for regular sales.

It seems we will have to just turn over more rocks than normal to find those better deals.

1st non performing normal run 20% to 35% of the UPB and 2nd normal around 8% to 10% of UPB. 

You should normally offer below that to allow some room for negotiation.You should show your numbers with a higher investor discount (and explain why).