He has a great business model that gives out of state investors some security that they are buying right. 

Most of my friends are educated and have professional jobs.When I invited my friends over to my first rental property, I don't think they were impressed because they have a image of a model home with a picture perfect yard.

This is fresh off the presses:Goldman, Morgan to Become Full-Fledged BanksHere's a bit from the article:Goldman Sachs and Morgan Stanley, the last two independent investment banks, will become bank holding companies, the Federal Reserve said Sunday night, a move that will fundamentally alter the landscape of Wall Street.The move alters one of the models of modern Wall Street, the independent investment bank, soon after the federal government unveiled the biggest market intervention since the New Deal.

I will try and post more so that I can take advantage of the expertise and networking that permeates through these pages.

And Section 204 (h)(4) says that a state can become eligible for federal funds to help implement the program by "adopting by statute or regulation a requirement that buildings be assessed and labeled, consistent with the labeling requirements of the program established under this section," or "adopting a plan to implement a model labeling program consistent with this section within one year of enactment of this Act, including the establishment of that program within 3 years after the date of enactment of this Act, and demonstrating continuous progress under that plan."

This keeps your cash out of the deal and pops your ROE, IRR, or any other metric you use as a hurdle rate for the project.Buying subject-to generally ups your purchase price above what it would be with an all-cash offer so all of the scenarios need to be modeled for each type of transaction to see which one makes the most sense.

Even a different model of the same brand can make a difference.

Locally, I have the subcontractors to i bring the property back to marketable condition, I know how to market SFR houses with or without seller financing and local legal expertise if I need it.

For example, a 2012 model will lose a ton of value by 2013 or 2014, but an early 2000 car isn't going to seem much older in a couple more years after today.

I want to thank you again for your responses and guidance in this area of expertise.