had he went to Germantown and bought a 4 cap or 5 cap I bet he still owns it.Its the buyers who do this to themselves thinking their criteria is 10 caps or higher and THEY can turn it around.. 

I bet Landlord will be happy to do that.I have a situation with my tenant but the difference is - it’s a condo in HOA.

I bet David Greene's book on BRRR is good, too.

Houses in rough shape aren't always going to be an indicator of a motivated seller, people who have been there for a while (high equity or absentee owner) would be a better bet. 

But to me that is still a better long-term bet for all of the reasons you mentioned.

Do it, I bet you’ll be surprised at how many folks start showing up. :) I’m an active duty investor.

The site emails the lease to the tenant and has them digitally sign it. 

(Please note this file is large due to the digital content so it will take a moment depending on your PC/Internet resources to download)There are two requirements for special vacation rental1.

you will have local ST Louis hard money lenders I bet many will accept private funds.. and with the low value collateral there you can probably own a whole loan there..

I'd recommend staying away from 35810, but 35801,35802,35756,35741,35763, and 35806 would all be generally safe bets. https://www.zipmap.net/Alabama/Madison_County/Huntsville.htmThe path of progress is really from downtown due West toward Madison. 35816 is in that path, its a lower income neighbor hood now but in 5-10 years you are gonna see that turn around a good bit.