Also, can you walk me thru the emd I place & exactly when with the motivated seller if the cash buyer has a different title company for my EMD in mind? 

Over, and over again, until we just had to walk away.

There are three main requirements for REPS: 1) 750 hour rule 2) Greater than half of professional time rule3) Material participationHere’s a great article that walks through the necessities for your spouse to obtain REPS status.Do you have questions on the ways to benefit from a cost segregation study without personally obtaining REPS status?

I was just in Grand Haven this evening walking the pier.

And unless they just walk away we always work things out with our clients when its appropriate..

If the tenant refused to cooperate to make the work area ready for work to begin the contractor should just walk away, if they say the work area is ready to go then that's on them whatever happens.

Do you find with Bryson that you want to be in town and walking distance, or do renters prefer the rural experience? 

Even when we do walk throughs on our turnovers before tenants leave, we often find a place looks like it will be fine on the initial walk-through and looks like a wreck once everything is gone. 

Our acquisitions person is walking properties and making offers, our project manager creates the product, my partner does dispo and I go get investors.

You lose everything you spent on tax lien and sub taxes and have to walk away.