If you need an outlest for generosity (or guilt), once or twice a year, send the lender a thank you package of fruit, candy, flowers, gift card to restaurant, iPad, etc.Good luck in Iowa, I'm from Ames.

I'm sure there are many bad actors in the hard money space, just as there are in regular mortgages.

Unless it was caught in the act or has pictures or footage of the act. 

NA Onyido   There is two schools of thought on the placing of tenants... one school of thought is if you pick the tenant yourself you can be more selective with your PM in the selection process.I know one hedge fund we flip two they first started wanting everything tenanted.. then they switched and now they want to do their own tenant placement feel they have better command and control.Unfortunately some bad actors in the business have put terrible tenants in and within a few months the tenants are gone etc.. there is a BP thread from an investor off shore who bought Memphis from an Off shore TK company and it had tenants in place that were not good...

Calif is a TD state and is very liberal (I'll have to find out if they've drafted there own Safe Act or follow the Fed's).

So I'll head back over there tomorrow and continue until I see him again.In preparation for the next time I actually see him:- I prepared a contract to make my offer official, and to give him confidence in me and give myself a bit of security- I purchased a set of walkie talkies and will give him one (with extra batteries) with the hopes that he will use it to communicate with me, we'll seeAdvice to any others that may face a similar situation (just in case):- BE CAREFUL - don't travel alone or at night, be prepared for anything, understand that their mindset is survival and you more than likely have a lot more to lose than them- Bring some cash (ones), but not a lot (I've been handing out dollars like candy)My plans:- Get the contract signed- Clarify all of the "assumptions" by asking him a series of questions I've prepared (regarding proof of identity, of sound mind, legal capacity, veteran status, etc)- Open title on Monday, find out what my title company will need in order to close- Do whatever I need to do to get him in a position to closeMy ongoing questions:- How do you responsibly give someone who is homeless this much money?

That's why he's such a good actor.

But then another BP member pointed out that it states in the credits that the show is "inspired" by real events, thus it looks like these guys are paid actors.

HUD is the overlord and states must comply with their own rules that meet the spirt and intent of the Act, if they do not address such issues contained in the Act or contradict the Act, HUD makes the determination and the federal rules will apply.

It's simply part of the process and in my experience, the decision has already been made, they just need to go through the motions.With the broad reach of the CFPB, I bet my next summer the cotton candy at the state fair can't be financed without concerns about consumer financial issues.