I found seven that show a mortgage lending specialization with deposits under $1B in your area.I think the idea behind rate-and-term being easier than cash-out is that someone else has already looked at the deal and thought it was OK.

They won't have the same appreciation as single families but it is far easier to generate positive cash flow while still paying a mortgage.

It's easier to set up an LLC than an S Corp2.

This I do know: it will be much easier for me to unload my nice newer property than your ever-older property in an area that has doubtfully gotten any better.I agree with Mitch: "And besides, I'm in this game for the upside, not the monthly rental scratch.

I just added a shortlink for BiggerPockets over on G+ . . . should make it easier to remember, for those of you who are regulars: gplus.to/biggerpocketsIf you're not already on G+, I strongly recommend it.

If it's soon, wouldn't it be easier to just wait until it expires and not renew?

The more you study your market, the easier it is to find the good deals.

when you say you make calls, are you just going down the list or how are you targeting them?

Foreclosures are also very high in these areas, so your comps get strongly colored, if not defined, by REO sales, so it's hard to get an appraisal that will support your targeted exit price.

What I have seen is there are many many niches to target and explore.