I was wondering if anyone here has invested in a similar situation—where most of the local tenants work in just one or two dominant industries, like oil.

I'm looking to break into the industry by buying a duplex that's on the cheaper side but not bottom of the barrel.

Quote from @Kay Sam: First and foremost thank you for posting this.. takes a lot to post on an open forum about a loss especially when you have very new to the industry.

Where these numbers are found, there is a very high rate of rent actually being paid.We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, and mortgage industry National footprints.

Here’s the moves I made on chronological order1984 - liquidated SFR and began purchasing commercial property - concentrating on automotive repair facilities and single tenant industrial/retail2000 - began liquidating SOME commercial property and concentrated on building a mortgage note portfolio of primarily commercial property notes.2011 - took a detour and purchased 5 high rise condos in Phoenix at 35% of their previous sale price. 2023 - sold Phoenix condos and commercial properties and invested (investing) in equity REITs while still holding 60% of my “portfolio” in mortgage notes  

Focused on primarily 7 companies around one industry.  

That’s what I was waiting forNow do you recommend me some more books in the industry?     

I come from the computer industry, where I did have success in sales.

Many 506b deals are pitched to new students including ones that are failing and the students have no knowledge in this industry to understand what is being presented.

That would float all boats as long as we kept it out of the hands of the bankers, defense industry, drug companies, politicians and cartels. ;-)