I meant the same as you....we are teaching our PM's the industry.  

I am pretty sure the listing broker/seller have an Exclusive Right To Sell contract in place, which means that the listing agent will get his commission (from the seller) and won't complain about putting the status as "Pending".Hopefully this helps!

For years the insurance industry have used firefighters to "bird-dog" properties that are damaged by fire.

I think it wound up costing about $100,000 when all was said and done, and after living it it for 2 years we sold it for close to $200,000 tax free thanks to the exclusion clause.

I also got the tax exclusion since I had lived in it al least 2 out of the prior 5 years when I sold it. 

I am in the note industry and looking to do more with the physical properties as well.

Here's what I like:Geographic - eliminate all areas that you do NOT want by city or zip or other methodLand - eliminate all vacant parcels Property type - eliminate commercial, industrial, office and similar propertiesProduct - eliminate over 4 bedroom, before 1950 or after 2009Equity - eliminate all with less than 50% LTV Your criteria will most likely be very different so no arguments about what I want vs what you want.Now that you've determined what you want, and have a manageable list, create a mailing campaign.

These are in the several hundreds of thousands and up.Small LOCs, like I think you are referring to, are really an exclusive product for high FICO clients - they fuction much like a credit card...  

If you're interested in managing condominium or homeowner's associations the Community Associations Institute is one that I see frequently.I can't say that I've read many books on the industry aside from course texts.  

A lot of the holding costs you outline can be considered a normal part of living, and not exclusive to this investment (if you own ANY home, you'll have taxes/insurance/etc.).