If I'm wrong in my query, please help me understand how this is a "violation" of anything as I am still a ROOKIE and still learning the basics of marketing. 8) Thanks for the reply BB and PLEASE keep them coming...

How much would most RE lawyers want to charge to review your various contracts for errors etc. and to make sure they were state legal?

Your initial analysis was correct, except for the small math error

I am a rookie wanting to invest in and hold real estate.

Thanks for all of your advises, it turns out this agent is in the middle of quitting (or being fired) from the current broker and getting in to another; he has been sitting on doc for over 3 weeks (mostly basic REO disclosures that needed to be signed and return to selling agent) that he didn’t know how to pull them out of Windforms (Realtor Online Contract data base); asked seller’s agent questions about them over and over; lack of REO knowledge (REO Specialist printed on his card) and couldn’t care less for his last few clients…Relayed the facts above (with a little help from the selling agent) in addition to the tangible misled evident to my agent’s boss and got only 18 moths worth HOA fee ($810) credited.Yes, another rookie’s lesson learn; just didn’t think he would be that much out of line for a major issue like such; considering he’s a 72 year old guy with shallow ethic.

I must really be a rookie here...i've yet to have one of those over-the-top responses.

So, you need more room for error, not less.If you're going to rent, the consider that all expense run something like 40-50% of the rent.

Everyone is right - I know many investors to just transfer it over to the LLC and I know some who do the land trust.Since Wells is "somewhat" aware of this (no offense but that was your rookie mistake - letting them know) I might not transfer it for a few months - just let it sit - or get it transferred by don't record the deed - that way it is notarized and all but somehow the city just didn't get it recorded?

However I've seen lenders commit what is either extreme clerical errors or blatant fraud, so not transferring title doesn't really surprise me.

I found properties that are 1-2 years old and looks perfect from the outside so I assume taxes, but wasn't too sure if thats an error.