True, if you are an investor that likes to work in the shadows since you have things to hide, or one that simply does not care about doing things right or one that is just a straight up slum-lord or any combination of the three.If you change that mindset and engage them (within reason without opening up a can of worms).....for example find out who the Code Enforcement Officer is in the area you own properties or intend to purchase properties.

So they put the house up and send off paperwork for approval at the same time in the hopes of things all coming together in the end, which, it rarely does.

@Shelby Smith Maybe some commercial guys can jump in but its my experience ( albeit limited ) that commercial agents work in this manner1. they get a listing and they ALWAYS try to double end it to their buyers FIRST2. if they can't sell it they open it up to their office.3. if the office can't sell it they then put it out on loopnet coaststar or in rare instances MLSCommercial brokers do not work under the same code of Ethics and rules RESI agents work under..

That's understandable.However, when more than what one of the investors has available is necessary for a property, how is the co-mingling addressed, then, if it's so rare for investors to accept a second lien position?

I found it rarely easy to build rapport with sellers and get on their level.Something that surprised me?

Are you investing for cash flow, appreciation, or a combination of the two?

My offer only considered as back-up.My broker told me its very rare in the area of property # 2-4 to have cash buyers, so he suspects its the same cash back-up buyer on #3 who offered on #4, maybe to do a 1031 exchange.

@Will R. are you interested in potentially moving into the property one day?

I like realtor because it's free and interactive, but it rarely shows factors like rent price, cap rate, etc.

I have yet to find a source that allows for a higher combined LTV with the seller carrying a 2nd where the rate/terms actually make sense to take that on.