David, Make sure you interview the broker, my most important question was if the broker/manager was competing.

long story short but the owner of the land we have the option on for 4.4 million.. got an offer for 8 million.. and calls me and says hey I need you to sign a quit claim deed removing your option from title.. well that would have wiped out 1.2 million I have in the property.. the buyer is a big player in this market.. but we held firm and the buyer dropped out..

Umpqua Bank is a great player for commercial and are pretty flexible (we did a portfolio loan spread over 5 properties with them last year.) 

If you're considering investing out of State and have money, I would find some experienced players in the market you're interested in and connect with them.

This really isn’t my area of core competence but that’s what I would do if I were in the situation you’re describing.

but go to the RIG meetings you will meet all the local players.. 

I also learned early on that I was competing with four other creditors who also have an active judgement against them.

I know it is hard to find competent and efficient property managers and contractors, and these individuals can make or break an investor and an individual deal.

I know that a lot of the big players throw parties, back to school events, etc for their tenants.

I never went to a REIA here in NYC because I figured I never would be able to invest here either way and the big players are way beyond my league.