Icing on the cake here...the tenant advised me NOT to buy the property.4 - garage - Basically an empty car garage, only thing illegal was the hot water tank sitting on the concrete...some cracks going through the ground.All in all, what a mess.

The sand is just the icing on the cake. it prevents the tank from rustuig away and making a depression or a hole to fall into.

Well Marie is right you don't need a major city but you may need to add some activity to your wholesaling to make the kind of income you seem to want, and if your hours in your business do not allow you to do everything, you will need to expand your hours, so it is a eat your cake and have it too situation, you can't do it unless your B2B is flexible.My younger brother moved to a small town of 25K years ago and when his job finally went away he called his older brothers who had been investing for years.

We closed the deal as a partnership, he put down the majority of the down payment with the understanding that I would pay him back the rest after close by either taking a HELOC or cash out refinance on my primary residence (worth $550k, I have $380k mortgage, I owe him $40k so this should be a piece of cake).

If they've actually disappeared then at least you won't have lost any more time.Life is strange; people are stranger; tenants--they take the cake.   

That's like asking which chocolate cake your should eat. 

Just once I'd like to have my cake and eat it too... 

The icing on the cake: someone from Allied tried to put one of the title company employees on our deed!

I just smile because it's a cake walk for me.

That’s why what stresses some people out is a piece of cake for others!