@Shawn Thom,Title insurance is the best policy and city of Dallas do mess up, and they will not release the lien until ever red cent is paid.

Are owners getting so much direct mail from everyone else that your response rate is getting lower?

It's always "there was a mess up on the payroll checks at work and it's delayed" or "I'm waiting for X date to get some big check".....things that don't usually happen to people as often as the tenats would like you to believe.

Otherwise, if you take the whole expense, anything else that comes up might be seen by the tenant as "that's the landlord's problem, I'm not worried about it if it gets worse."

We can migrate somewhere else. plenty places right in that area

what else should I be looking for?

And how else can we finance this?

That assumes nothing else goes wrong during that time.

Then again where else can you get 10:1 leverage from a conventional source (with out seller financing to aid)?

Then defining who has done what and how balanced or equal the work has been done becomes another mess.