With Brandon Turner's book "The Book On Rental Property Investing" in one hand, I'm thinking about a last minute miracle I can conjure up.

ARV - Most wholesalers do it themselves, using MLS, redfin or zillow as a last resort.  

Happy to help and hopeful that sharing my experience will allow other investors to avoid the emotional ups and downs that I have dealt re: my HUD property over the last month.

Write it up as a personal letter.When you do all that, then contact a local RE Agent to give you a list of all the houses in that neighborhood that have sold in the last 5 years with all cash.

Las Cruces, NM 88005This a 4-plex, with 4 2-bed, 1-bath units.The price is 174k.The last unit putting in rent was listed for $375/mo (that looks a little bit low but it is probably normal for LC).

This introduces a very different living environment than was described to me when I moved in last fall.

Hi Cindy,Each month there's a meeting, usually somewhere in the mid-cities area, on the last Wednesday of the month.  

To be sure, there seems to be a danger of being the last person holding the bag.

Write it up as a personal letter.When you do all that, then contact a local RE Agent to give you a list of all the houses in that neighborhood that have sold in the last 5 years with all cash.

2) For a complete view, should I attempt to recreate the last 10 years in my books or start from this point forward?