yes its a hassle and time consuming but it will bear fruit.  

I like the idea of providing foods to a market of people, plus possibly connecting with local farmers to provide fresh vegetables and fruits. 

The "certifications" for agents for this are all useless, self serving, schemes.

This is not my main real estate activity, I don't market or even pursue brokerage commissions, but do pick the low hanging fruit if it's available.

I am working on the following deals with a buy and hold exit strat of 1-2 years:Deal One:REO (On Market Dec 07-offer fell through-Back on Market 12 Jan 08)2 Bed 1 bath w/ garage.17 AcresListed $189,900Comps /FMV around $190K-200K1 Year Hold Numbers$113,500 Purchase price ($190,000 * 65% for declining markets)$2270 (2% * $113,500 closing costs) $10,000 repairs $6720 Interest (6%) $468 Insurance ($39 mo w/ Earthquake cover *12)$1250 Taxes (113,500* .011) $1440 (Principal * 12)$15,200 Selling Costs 8% * ARV (6% for agents, 2% for other costs)$37,340 (Closing+Repairs+Holding+Interest+Insurance+Taxes+Selling)$150,840 Total Outlay (Purchase + Holding) $39,160 Profit (ARV-Total outlay) 2 Year Hold Numbers$113,500 Purchase price ($190,000 * 65% for declining markets - repairs)$2270 (2% * $113,500 closing costs) $10,000 repairs $13,440 Interest (6%) $936 Insurance ($39 mo w/ Earthquake cover *24)$2500 Taxes (113,500 * .011 for 1 year *2) $2880 (Principal * 24)$15,200 Selling Costs 8% * ARV (6% for agents, 2% for other costs)$47,226 (Closing + Repairs + Holding + Interest + Insurance + Taxes + Selling)$160,726 Total Outlay (Purchase + Holding) $29,274 Profit (ARV-Total outlay) I am planning to offer $113,500 working up to 120,000Does this look right?

I have a few referral relationships set up for agents outside of Cali where I've referred people to buy multi-units.

http://www.mortgagebankers.org/files/Residential/2003/fha-03-07.pdf Title seasoning for Agency (Fannie/Freddie) loans obtained by your end buyer is 12 months for new higher value.

The steps Chris highlighted which I have already carried out shows me that most franchises use a puree as opposed to fresh fruit and this was not the idea I had in mind.Part of every running group I have belonged to requires what is called a bag drop.

If not, ignore everything she says about what something will rent for, agents are notoriously optimistic ;) But do call some area property managers and get their input.

We own 1 condo and it has been fruitful so far.