Illinois - most product is in crook county and costly and lengthy foreclosureThere are others but some of them have so little product anyways (ala Massachusetts / Connecticut etc.)

We didn't initially intend to have the house for 5 years, so the ARM products had appeal because of the lower interest rates.

We didn't initially intend to have the house for 5 years, so the ARM products had appeal because of the lower interest rates.

My property management style and lease are very strict, however I also provide high quality housing slightly below market rates.

Also tell them during contract signing if the price of the change order seems unreasonable it will go out for bid.It might go a long way to let them know you're looking to build a relationship with a company for all future work and that relationship will be dependent on quality work, reliability and FAIR pricing.

@Timothy YenAs a plan provider, I cannot make a specific recommendation as to a company to work with per BP guidelines.What I can help you do, however, is refine your question.I'll start with the fact that there are only a handful of firms that offer quality self-directed plan services, and experience, quality of communications and responsiveness outweigh geography for the most part.Self-directed IRA's come in several formats offered by different types of companies.

In addition, check with the state/county department of environmental health and/or environmental quality to see historical records associated with health violations. 

Rehabbing and cash flow production What was the outcome?

It may just be that the seller wants too much and there is no solution but I was hoping investors with more experience than myself in this area could provide some insight into how they would value this and how much of a hit to cash flow would be acceptable in exchange for future potential.The details:4-unit purpose built building in an average residential areaCap rates for 1-4 unit properties range from 6-10% depending on quality, location, conforming vs non-conforming etc.Asking price $520k, dropped from original $550k and has been on market for a few monthsRents are ~$34,000 and should be ~$48,000Expenses (excluding maintenance) are ~$9,000 - This puts the asking price cap rate at ~4.7% (not including maintenance)- We estimate that at asking price it would be about -$260/month in cash flow and break even at a PP of ~$450k assuming our typical 10% of rent for maintenance- We estimate the building would be worth around $530k at market rentsWe were thinking the cash flow neutral price would be our best offer, but their indication was that they are looking for close to 500k. 

So not geographically limited exactly but the quality of life is pretty high here if you are ok with the cold.