In some instances, I would love to serve as property manager and help close friends and family achieve their financial freedom goals as I have been doing.Chris, as the BP expert on PA law I would love to here more of your thoughts once you have a chance to read over the statute again.  

In a number of instances, I've done a skip trace and know the owner listed on the tax record is deceased.

And in some instances the commissions going out can be large and a builder defiantly starts to look at that and discount what they feel the broker is bringing to the table. in our market its 4 to 5% total.. with selling agent getting 2 to 2.5%  out in Charleston were I work the selling agents basically won't bring in a buyer if you don't offer 3% that market has not seen enough broker competition like west coast.AND FSBO  its still very tough and the extra time it takes to find a buyer usually is eaten up in carrying costs.so bottom line whats your time worthfind an agent that is willing to list for a big discount.. and if you get a big discount sometimes it would be appropriate for you to pay for external marketing ( if needed) like big signs and flyers and perma flyers etc.good luck with it.. been good the last few years regardless.

Your mortgage debt will stand as part of your total debt service in both instances, however one lender is not willing to count your rental income until you have been renting the property for 24-months.  

Brian, in this instance you are viewing insurance incorrectly.

For instance, several winters ago a snow removal contractor presented a surprisingly high bill for weekend service (times when the property was not staffed).

so my question is..Could i use section 1031 to my advantage in my particular instance?

The COC ROI being 61% means next to nothing to me in this instance as it drops to 19% COC with PM fees and cash flow of 128…not that great for a 4 family fully rented I thought.In the short term, it would be great to put 935 back into my pocket each month, but I know not to be that myopic; long term is harder to justify.

In your instance at 10 years of monthly payments made your finally paying down more significant amounts of principal rather than primarily interest.

What are some example instances where a property would go through the foreclosure and auction process and make it to the REO stage but still have potential to be a great investment opportunity?