In Texas we have to give 24 hour written notice before entry unless it's an emergency.

However, I also work for Realtor.com as a product manager, so I have other professional expertise I can help whoever mentors me - like marketing, online user experiences, web copy, project management, property analysis, deal finding, researching emerging marketsI am definitely willing to use my skill set, in trade for experience and a small piece of a deal.Great question!

Read and educate yourself for free here and on other sites - a path will start to emerge for you - you will find something that interests you - maybe wholesaling or birddogging or Sub2 or something....Be open (your closed right now) and let it happen.

I would not have considered a SFR as a one unit investment, but I can see that possibility.Therefore nothing has changed and you are still limited to 4 financed properties unless you can prove that you have the "reserves" in liquid cash to handle emergencies.

However, she couldn’t explain to me why the website, email and emergency phone numbers were and still are not working.So today I had talk to my tenant, and looks like I am going to sign a lease with her and manage this property myself, this is my only rental property and its only 40 miles away so hopefully won't be too bad.Part of her rent comes from the Section 8 voucher so I am in the proccess of working with MBQ Maryland to transfer it over to my name.Hopefully I can get the deposit, Dec rent and Jan rent back from the PM...

With 4 kids, the bank of mom and dad wasn't really open, except in rare emergencies.

A cynical person might think that the government is attempting a takeover of the banking system, under the guise of an emergency.

But before leaving ( i had to go back family emergency) I hired a friend. 

No one wants to pay more for something they have enjoyed at a discount no matter how much improvement has occurred.Basically you need to keep this sort of rental as a month to month deal.This is very important because the tenant is a short term tenant.They are usuallly too smart for their own good. if they are clever enoughto spot the advantage to this situation they think they are clever enough toget more from you than you are willing to give.They will end up problematic in the long term. but in the short term they work out really well.Keep them to 6 months maximum.especially when you go to increase the rent after the renovations are complete.To me the good out weighs the bad when you are in a cash strapped positionI have employed this strategy four times.I have found that at bare minimum I have managed to pick up a few thousand to put toward a renovation.I never found a great tenant that I would want a long relationship with.I managed to improve two properties using this methodand I will use it again.this is what I have learned.Do get people who know a thing or two about building houses.always be there to inspect anything you let them do.let them know that you will be around to inspect the jobduring and after its completiongo over all of your details prior.Never let them do any repairs without your consent.let them know this will be grounds for immediate eviction.Always set time tablesnever never make promises about what you will donever make statements about you want to donever make statements about what you wish to do.keep the lease to a month to monthor 6months at a maximum.Do attach a rider to your lease thatreleases you from any liability in case they get injured on premises.Thats all people.this is an emergency solution not the ideal solution.I am not recommending this as a first course measure.but in those situations where you may have thought about leaving a property vacant until you can get around to fixing it up

Nicholas, I would agree with Douglas that you really need to have some cash stashed away somewhere for an emergency.