This is because it is so competitive and everyone wants to pull out of deals non stop.

We do have a management company also, but are hands on working with contractor, cleaning etc...  

However, I don't think Tacoma is done yet.UW has completely cleaned up the area down by the Swiss.

You may get lucky and find an "occupied" property vacant.If not, you'll get your best results offering cash for keys for a property delivered vacant in broom clean condition on a date certain.If you need to evict you may save some money vs. cash for keys but that definitely does not mean it's the better strategy financially.

If you have to refinance you need to consider that because you will struggle to find a lender that will lend money on basically a non-conforming property with nothing similar surrounding it.

If you have the 25% down through a partnership, you could even use Fannie Mae or Freddie Mac financing which is non recourse! 

A video showing a broken fixture left on the foyer floor for the downstairs tenant to clean up.

I'm having a rather hard time finding a deal that generates cashflow in a non-slumlord neighborhood.

In very competitive situations, it's not uncommon for buyers to offer a portion of the EMD that is non-refundable from day 1 (sometimes referred to as "going hard" or "due consideration.")

Does anyone know of a fund us non-millionaire folks?