@Rollan Dizon Way to go man, you have great diversification and balance.

now that the honey moon period is over  IE post GFC  08 to 2011 melt down and RE has start to balance out.. back to what was in my day a normal market  IE deals had to be gotten not just plucked off the treeswhat are you doing to adjust to the new times...

perfect for the investor - agent relationship http://www.biggerpockets.com/files/user/brandonatb...

With 3 spacious bedrooms and large open kitchen perfect for the family at the end of a long day.

I'll add to your last paragraph by suggesting that you speak with those that are 'Agnostic' to a particular market so that you can get a fair and balanced opinion.

Perfect!  

Crafting it like two reverses might be almost as cost effective.  5 -10K is a good estimate.I got from your first post that it is the risk of not finding the perfect replacement property that is scaring you from just doing a straight exchange and cutting that expense by 90%.  

Liens not filed in a timely manner are not perfected and easy to defend against, a survey will show the area and content, another easy solution.

Plus,  we love the house and it is perfect for our growing family.  

Hi I am new to real estate, and i am having a hard time understanding how to negotiate a pre-foreclosure, my question is pretty straight forward. " can I buy a pre-foreclosure for less than the outstanding balance?"