If I got new PCS orders, I'd probably try to rent the house out at that time, as I would have hopefully already established a positive cash-flow at competitive rents when I purchased.Brian,I see your point about being more clear in my reasoning for using an LLC.

That was a "once in a lifetime situation" that I don't see repeating any time soon, at least not in my lifetime.I have another one I bought pre construction in NC in 2004 and it rents well and does cash flow positive, but the HOA fees keep going up and I later found out the whole complex was built with a cheap roof, siding, and windows and even though its only 8 years old I am starting to get assessments (extra money I have to pay for repairs as a group) on items that should still be good for years.I want to sell it but I have a tenant with a year lease in it, and plus I am pretty sure I would not be able to get more than maybe 20% more than I paid for it in 2004.

The way you interact with people will naturally make them want to do business with you if you are positive and not in a 'hard sell" mode.I just can't believe these potential speakers didn't GET IT.

There recently was a big thread about this and most had positive experiences.And, for what it's worth, they are not government owned properties.

Just keep a positive attitude

You name it, it's all going on.Shale gas is definitely having positive economic impact on small towns in south Texas, BTW.It could be a sharp flow to be followed by a big ebb, but we are about three times our anticipated volume for the first month.

As someone who dabbles in day trading once in awhile, I always set my exit strategy before going into a position, taking gains or losses at predetermined prices without (much) emotion in order to profit or cut my losses early.As a young real estate investor with a full time job, I have been acquiring SFH rentals at 60% to 70% discounts from 2006 highs in the Phoenix market.

You probably want to chat we a lawyer to understand NV law and your position.

If you have the money available, maybe you should offer a large EMD when you do make an offer through her--that might get your offer more attention.If there are only two REO listing agents in your town that could be a positive for you--you can develop a rapport with both and come to understand how they like to do business, maybe they will give out the codes once they trust you.

There are impact fees which drive up costs, etc.My strategy in today's market would be only buy the existing duplex if you can generate positive cashflow meeting your return requirements.