They quoted $1400 but that's treatments.

If you owner-occupy, you could get favorable financing, tax treatment and may be able to include money for renovations in your loan.

A listing broker is required to present all offers unless otherwise expressly excluded by their client in their agency agreement.In our state we have a "Short Sale Addendum to Purchase and Sale Agreement" that is a requisite disclosure, but any offer can be made by a purchaser that does not wish to accept the terms of the addendum, and as a broker I am ethically obligated to submit the offer.

So for example, a taxpayer that lost timberland property used for logging could not replace that property with a parking lot and qualify for non-recognition under Section 1033.Property that has been condemned enjoys more liberal treatment, and instead of being judged by the “similar or related in use” standard, is determined by expansive definition of like-kind similar to that of Section 1031.

In another words, you won't get any special treatment just because the bank owns the current loan (and you won't get worse treatment either).

So the ethics question is, do you feel it is unethical to put a property under contract when it's your intent to assign it, without disclosure to the seller that it is your intent to do so...or do you just let the contract speak for itself, considering the fact that they are a motivated seller and have the right to have an attorney give them advice on whether or not to sign it?

@Steven Hamilton III get the taxation in the scenario you describe, but part of the reason behind incorporating an apartment building (or commercial property) in its own company is, you can just sell the company.If I were to incur the capital gains in my own hands, the treatment wouldn't be any gentler.

Very heavy on fair housing (make sure you know what year certain things became a protected class) and ethical standards

Definitely a good listen: http://www.biggerpockets.com/renewsblog/2013/03/07/profitable-ethical-landlord/ I know he talked about buying a property next to his small apartment just to make sure a good neighbor would occupy the house.Those numbers look great. looks like 17-20% return on investment after some reserves if it was a cash purchase.

My question is this, If I present a lender an Investment Proposal how do I know that the lender will operate ethically with my opportunity and not show it to other investors?