Ultra small towns and outside city limits have fewer restrictions (at least here in Texas), but then you get into private utilities with well and septic to service the property, and demand for housing may not be there.

I suspect they make a good amount of their revenue on flipping dreamers who risk the 3k.but if you think about it from Do hard monies point of view for sure they are going to be ultra conservative I don't blame them and they are only going to fund screaming deals where the borrower has Zero skin in the game other than the  3k and 600 fee and there are most likely other little fee's like title and escrow.. but show me a beginner who can land screaming deals.. sure some will stumble on them. but in my 40 years of lending HM most beginners have no clue as to what a deal is.and therefore this company is killing it making 3600 on turn downs.. pretty sweet if you can get away with it. 

These require a much higher down payment, are harder to get, and have stricter terms such as higher rates and pre-payment penalties ... these are typically used more at the higher end, more experienced investors, larger and more valuable commercial property, more ultra high net worth investors that want leverage but don't want to put their significant assets at risk.

I am a long time real estate investor who invested in Jersey City NJ before it was ultra hot in '97. 

.#3- Has an attorney/inside man(my words, not his) that is ultra connected to distressed deals and seems to get them to the table on these deals before most others even know about them.My question to the seasoned real estate investors out there, which relationship do YOU HAVE in your business that is most important?  

The ultra low cap rates are when there is a parent corporate guarantee.

I was thinking of asking the city, but was afraid they may start to ask questions.Also, the property is about 1,000 feet from a river that flows over 100 miles to Portland, where they are ultra concerned about water quality.I personally think banks (and the Federal Govt) should be required to disclose any activity they perform of this type whether legal or not, and not be able to hide behind the foreclosure exemption on disclosures and "as is" labeling.Now to find a lawyer that would know such things...If it's legal, perhaps I can start my own landfill business to compete with the high costs the county charges.  

(BTW this is coming from an very active investor in LA where its ultra competitive yet we still have strong deals in our pipeline.)

I'm an ultra ambitious go-getter with 2 years experience as a real estate agent.

A big headache for an ultra low, low payout.Hi Mary,I have been doing very well and also talking with your brother.