I agree, exercising patience and being a force for positive is the only intelligent self-serving actions I see here. 

You would not want to invest in a physical property in the zone without doing the 1031 as that would not provide any tax deferral benefit. 

The 1% rule was never more than a back of envelope exercise at best.

We use our realtor partners for deal flow (opportunities), local market dynamics (color on our comp analysis) and as our physical presence during rehab.

What exercises or tips have helped you improve your phone voice?

Someone physically knocks on doors until people answer - more reliable than phone alarms.

As for JHH over the past 3 decades people have speculated that area would improve and I don’t fully understand why it never really took off other than the extent of crime and lack of physical barriers around it so as for the turn around I will believe it after it happens and would put my money in Federal Hill, Locust Point, Fells Point or Canton. 

Hello Aj, I would suggest that you physically check out the area and speak with some people who live there.

I am an out of state investor so I can't physically take them to small claims court. 

I am interested in refinancing a property.In the past, I’ve gone through the exercise of researching online and/or calling lenders in my area to find the best loan product.Lenders’ competitiveness changes all the time so it’s worthwhile to go through the exercise every time (as opposed to just going with who had the best rate last time).I am wondering if there’s anyone out there who is doing this as service ?