I'm sorry but in my 31 years on this earth coming from a working class family if anything I've learned the value of hard work and innovation.

They also have a North Group, South Group & a main meeting group usually the 4th Thurs except in Nov = 3rd Thurs for the main meeting.

It's always interesting to see what innovation and perspective seasoned business pros from other industries bring to real estate investing.

Hey, I posted this in the innovative strategies forum but didnt get any bites.

No doubt the pig-men will collect massive bonuses for all of their "financial innovation", yet again.

I forgot to mention, I bought in Nov this year and it is in the process on renovation after which I plan to rent it out.

With that in mind finding that property does take awhile and requires some innovative strategies.

Currently I am also seeking collaboration and innovative strategy sharing.

In which case, the idea may instead be more like the grain of sand, irritating until layered upon with thought, further research, innovation, courage, daring and even good luck to perchance become a pearl.

I believe you can still do a rate/term immediately if you go all cash. if doing a cash out refi, shop around for one that does it in 6 months (i pulled this off).shop in nov/dec when everyone's drinking the egg nog. good deals there.