There is a location where like minded investors gather in Lake forest every month that you should check out.

Are there some good websites for estate sales and auctions?  

as a licensed agent commissions are negotiable.. no need to assingn.. simply raise your commission from the get go.I started in land sales in Mendocino national forest.. from Clear Lake Ukiah areas up to Covelo and over towards Garberville... those properties were and are tough to find.. it was a specialty I charged 10 to 30% commission right up front.

Is there a black and white ruling on whether this buyer meets the hurdle of a "Ready, Willing and Able" buyer given they have missed both closing dates?  

I'm still in the black if I have to purchase a QT, so if that is a 100% has to be done then I will do it.

Waterpark, national forest, great fishing) Are they relocating a sports stadium closer?

Any thoughts on a more flexible way evaluate deals that still leaves me in the black?

Other recessions are incredibly short but painful (e.g. 1987 black monday stock market crash), in which case typical investors who have money in the stock market will be completely unable to cash out faster than computer algorithms.Of course your strategy to refinance cash out could potentially set you up to buy a lot of properties at rock bottom prices, but it could also mean your properties go "underwater," and I don't even know all the negative effects there.

After few months of being here  I finally closed my first property in the south of chicago .I am now looking for a reliable contractor that can help me remodel the house.its a 1200 sq ft house located oak forest with 3 br and 2 car garage.It needs total updating of the kitchen, bathroom ,paint and floors.I would appreciate any referral for a reliable contractor.

Anyone who works in NOVA, DC, MD, and/or Baltimore.My background is that I am a sales manager with a 10 person sales team working in NOVA, went to Wake Forest University, and fully committed to making real estate my full time job.If anyone is interested, please let me know.Thanks for any help,JonQuick background on my RE experience:I recently closed on a duplex in NOVA that will serve as my primary residence (renting out the other side).I've been evaluating rental properties in Baltimore, college park MD, and NOVA.