Hello BP family.I found a property in one of the C market in AZ.Asking price - 178k with 10.2 % Cap rate. 6 units Full renovate in 2017-2018 so low maintained cost The place is 100% occupy.

Abandonment (implicit or explicit) is a defense against a charge of trespass.In order to establish implicit abandonment, send certified mail to the owner's address(s) of record, do online searches and record each step and each result, talk to known relatives of the owner or the founder(s), take photos and videos tending to show that no one is maintaining the property and particularly that doors and/or windows were/are open/unlocked ,etc.   

Generally though, I break it down into the "five pillars" of protecting your assets.The first pillar is avoiding unnecessary and risky activities (don't drink and drive, insurance generally won’t cover your poor decisions) and take good care of your investments(maintain your property, etc) - these simple steps will help you prevent lawsuits before they even occur.

Instead, run your business in a professional manner, be polite-firm-fair, abide by the law, mitigate your risk, maintain proper insurance coverage, establish a sound rental agreement, enforce the terms of the rental agreement, courteously attend to tenant requests as they arise, understand the difference between tenant needs/wants and landlord needs/wants, set boundaries, maintain the property, and attend to issues in a timely manner.

Hi Ron,It might be an accounting issue with how they report to their loans and assets.If it is, you're probably not going to get them to change that.I've heard it referred to as Grey Box Assets (where they don't want to show the loan as bad) because it upsets the ratios they must maintain (But they will probably not tell you that.)

The pocket listing agent usually handles it.My county maintains an online list of licensed master plumbers that you can break down by municipality.

Zillow does not know if there is a tile counter, low quality cracked and stained granite, high quality well maintained granite, or plywood counter in the kitchen. 

@Anna ReisYou have to become reasonably conversant with how buildings of that era were constructed, what their strong and weak points are, and how to update them and maintain them inexpensively. 

Ie - doing a downturn, those neighbhorhood you mentioned likely to drop whereas the backbay and southends of the world should maintain. where do you think offers the best balance of a safety net on value while still offering small appreciation opportunities? 

Master set code can be changed and maintained to be the same number across all units if you wish.