You are assumed to be a sophisticated buyer in MF so everyone is correct, there are no disclosure rules when buying a business, you must figure it out yourself.  

I don't know many who would bite at that; but, my circle contains sophisticated investors.

While I can understand that a sheriff sale could be deemed as a forced transaction (depite the fact that people are openly bidding), there seems to be no rhyme or reason why a REO sold from a (sophisticated) bank using the MLS for marketing is not an arms length transaction. 

The transaction is considered commercial in nature and the parties are expected to be sophisticated to judge their own risk.  

The property was bought by syndicating capital from sophisticated and accredited investors using SEC rule 506d.

However, it will all depend on the sophistication of the investor...

Any other money we would have made on the flip or sale we could do what we are suppose to with it.... another flip, put it through our payroll to pay ourselves, pay our due taxes etc. 

I use my CPA for my both my full time business and my REI business and he get my book keeping, payroll, and tax prep business so I pay a monthly fee.  

I suppose some situations that are well defined (like a clear "one time" deal) and involve sophisticated parties (that know the risks) may work, but if you can stand on your own two feet and make your own deal, all the better.

Matt Faix I think those folks are typically a little more sophisticated that to fall for every silly think that comes in the mail.