The sovereign cannot be preempted of this power, and the power cannot be delegated or exercised other than in accordance with the provisions of the Constitutions of the United States and of Virginia.

I argue I am placing money at risk expecting a return, that constitutes investing in my book.I also currently love investing in paper (notes secured by RE) which is passive rather than the active flipping model.

A violation of subsection (1) constitutes a felony of the third degree, punishable as provided in s. 775.082, s. 775.083, or s. 775.084.History.

Whether that constitutes a tear down is open to interpretation.I have seen a house condemned before for Bats and Guano but somebody bought it and turned it around when I thought it should be burned to the ground.Now a renter is in there.Just submit an offer for what you feel is the value and then let them decide what to do.At their list price they do not feel it is a tear down.So you have to change their perception or move on.

Yes Ben, if you wife is in Texas, I suggest you look to the RE License requirements and see what constitutes needing a license, something like facilitating any sale or lease for others.LOL, par for the course, now we learn Melissa has already been to RE school...not as new as she lead me to believe....LOL!

Does using a hard lender for funds constitute a cash offer?

If you have an end-buyer lined up already, there IS an agreement and your signing that affidavit would constitute fraud.Not to mention, the lender will likely require the property to be listed by an agent, and the agent is already required to sign the affidavit.

If you have an end-buyer lined up already, there IS an agreement and your signing that affidavit would constitute fraud"

If it were forwarded to the lender it would constitute Tortious Interference of an existing contract that could potentially cause you economic harm.See http://en.wikipedia.org/wiki/Tortious_interference.Now on a side note: The latest GSE Arms Length Affidavits are including language that states that "The Highest and Best Offer has been submitted to the lender for review and that there are no other offers other than this offer that has been made on the property.

-but they never tell you what that contract constitutes or why you have to have it or any of the legal ramifications of it or what if you can't find a investor/ buyer (can the seller then sue you ?