we do a lot of infill building.. this only works in HIGHLY desirable areas @Wayne Brooks  as Wayne states not sure were your thinking the value play is here.now there are plenty of folks that buy cheapo lots in FLA like Lehigh acres then sell for a few grand more on contracts those are the land flipping guru's you see that's what they teach.. and there are millions upon millions of lots available for this type of activity generally in FLA  and West Texas  AZ CA and other areas that had massive land speculation booms in the turn of the century.. think Lancaster Palmdale in CA there are million plus platted lots there that get traded around at tax sales every year.to find land with value to builders you need infill in established areas.. close to down towns.. in areas that are regentrifying .. lots that have shadow plats beneath them. or you can split using a lot confirmation technique ( common in Portland)  you need to work areas of Scarcity .. 

You can sign a bare trust at the lawyers for a few hundred bucks to be secure.Unfortunately, if your name is on title, then you need to service the debt. 

Turn over vacancy is how fast you can fill in after clean up every 2-3 years.

that would be great, I'm 28yrs old, so 48 is still good to retire, but my daughter will be grown and gone, and no amount of money could let me live her childhood again, or turn back time, you know where I'm coming from?

You personally signed for the obligation and that doesn’t change with a change in title

I had to go through the process of signing a new lease, meeting the existing tenants, doing repairs, enforcing rent payment rules, violations from code enforcement and finally an eviction.    

Also, I would refrain from signing any long term leases on your current place.

I have a non-performing note on a house in Flint and the owner will be signing a DIL.

This is nickel and dime stuff but everything counts. 1) could you contract with the cable company to get a kickback for tenants who sign up with them2) could you sell renters insurance to your tenants and get a small kickback3) if your electric is deregulated, you could get a small kickback from the electric company for choosing which plan the tenants use.A lot of this may be regulated by the state you are in so not sure if it will work.

I am a private lender financing business purpose loans for investment properties in california.I like to service my own loans as that gives me an opportunity to keep in touch with my borrowers and also turn them as my marketing agents too ( where ever i can)I am only doing about 5 loans at a time and use xls for that (interest only loans)I al looking for a recommendation for a cloud based software I could use for servicing a small pool of california loans.Please advise.