If you're a newbie HML rely heavily on credit and liquidity.

So in some ways targeting appreciation can lead to much more significant cash flow investing down the road as long as you are not relying on constant appreciation like, for example, someone buying multi's in Somerville to flip to high end condos. 

If that doesn't work, you may end up taking it to court.This is obviously a bad relationship and you should never rely on your father to help purchase a vehicle, even temporarily.

Do not rely on it for legal advice.

So, at the time I posted originally I may have sought to move from Hamilton, but now I just want to expand (smartly).The long distance model is super attractive to me (building a team I can rely on), so I'm implementing it here in Hamilton and scanning nearby markets for opportunities.

This business relies heavily on relationships which is why I think this is such a crucial action to do if you are looking to invest in a market.Long story short is I whole heartedly believe if you are looking to invest out of state you need to take the time to go out there for yourself and see the city/market in person.

There are a thousand situations where insurance will not and cannot cover you so why in the world would someone rely solely on that? 

I looked to build my team first that I can rely on.

There may be ethical reasons to not assign a contract (my personal opinion is that (1) if the contract provides seller financing or other terms that rely on the performance of the buyer after the closing, it is unethical to switch buyers without the seller's permission or (2) if you haven't properly vetted the assignee or used language to prevent them from also assigning to someone who can't perform and you are not able to close if they fail to, that is not fair to the seller) but that is a personal opinion not a legal distinction.I'd be interested in taking assignment of your contract if it is a truly profitable deal. 

I wouldn't rely solely on the word of another tenant.