Evern without SAFE, in my state if the buyer defaults, the foreclosure process has recently changed and become more complex (and I assume possibly more costly for a "one of" foreclosure process).

As for renting to a cop, no, it will not help your complex.

In terms of drops I am not talking every 30 to 60 days.I am talking every 3 to 4 days or 1 week max.If this was a property needing a bunch of work I wouldn't overprice it when listing it.If the seller wasn't realistic I wouldn't list the property.I have over a thousand investors in my database built up over the years.It is guaranteed that when I take the listing only when priced right and market it I will not need a wholesaler.I will easily land a direct investor or buyer for purchase.The more people you have in a chain the more complex the deal gets.I like to keep it simple,control it,and close it.The point I was making before is if a property is listed at 80,000 and the investor offer is 40,000 then for the seller simply reduce 1 to 2 times every week until an offer comes in.It doesn't do harm to list it a little high to start out for the first week or two but then you have to reduce ahead of the curve to sell quick.Banks do this all the time.When I list a commercial short sale it is very rare for a bank to take the first offer.If I have it listed at 400,000 and the payoff is 1 million.I might get 5 offers in.One at 380,420,460,540,410 etc.That market value isn't the loan balance but what current sold comps are.By the asset manager reviewing price and terms of each offer and the net the bank sees that the property has had full exposure and here is the top of the value they can extract for the file.The asset manager then shows the supervisor,director etc. to get final approval.While it is true a seller has holding costs they have to weigh the price offered versus what they could get if they hold out a little longer.Banks sell thousands to tens of thousands of properties a year so they know how to extract top dollar for a property.Sometimes you get lucky and land a new asset manager or buy at the right time of the year when banks want to dump the property.

If you could add reasons why that would be great.I would think buy and hold multi-family--you get exposure to rehabbing, dealing with commercial loans (if your building is more than 4 units, I believe), evaluating the numbers on a complex deal, as well as the legal and psychological aspects of dealing with tenants, all in one fell swoop.

A valid assessment Jon.When I saw you posted here, I was afraid of over-moderation, but your post was quite accurate IMHO.You elaborated on my post in that the more complex questions will get fewer answers simply because fewer people know them.

Our company is in the process of developing a large apartment complex in the Orlando area and we are currently trying to get some relief on the impact fees(all except education.)

He has been now investing in 25+ unit complexes, and selling his single homes, as he is tired of keeping track of all these places, ect..

Making the L/O contract too complex.

Hard work and complexity (simplicity) are not opposites.

From time to time we've been tempted to believe that society has become too complex to be managed by self-rule, that government by an elite group is superior to government for, by, and of the people.