@Joe Gore that's all well and good if its from the general public or competitor but if its from a state regulatory body,, then its a whole nother kettle of fish... the bureaucrats get paid to follow up on these and they get paid if they win or lose.At the end of the day... as we all know there are so many laws technically broken in the RE industry every minute of everyday that unless someone piss's someone off or there are numerous complaints people will just keep doing what they are doing.And of course from my standpoint of helping finance deals.

There are numerous multi-million dollar foundation companies here.

There are numerous posts about partnering on deals, use the search function in the upper right hand corner and search for "partnerships" or "JV"A private "lender" would not just send the cash to your bank account.

One month before foreclosing( Oct 2015), fire broke out & damaged half of the building . 18 months passed by after that, even though someone had numerous intentions to repay the lien, no action was taken.

We have tried so hard to accommodate her and often reschedule visits numerous times.We have had it.

You May have been to a Guru seminar if..........You believe brokers will continually submit deals to you although you have no capitalYou believe lenders look at the property ONLY when considering whether to lend you money, so that your multiple bankruptcies, credit score of 490, and $80,000 in credit card debt won't matterYou think that commercial real estate sellers will accept post dated checks for $100 as sufficent earnest money.You believe no seller is sharp enough to see through the numerous “weasel” clauses you put into your purchase contractsYou are persuaded that the only difference between a $1000 transaction and a $1,000,000 transaction are the amount of 0'sYou believe everyone who critsizes your plan is jealeous and wants to see you failYou believe that 20 years of hands on experience, a four year college degree in real estate and yearly mandatory education seminars can be trumped by the “intense training” 3 day seminar you just paid $7000 for.You believe that the $7000 you just borrowed on your newly increased credit line to pay for that seminar is an “investment”You can't believe people actually wasted $80,000 and four years of their life learning “useless” information in collegeYou believe assembling your real estate “team” is your key to success and a necessary first stepYou believe you can actually contract with the best “players” in the industry although you have no experience, capital, or track recordYou believe that once you find the deal that fits the formula money will come to youYou believe that your Guru has provided you with exclusive information on how to find “bargain” dealsYou believe one in a life time “steals” are an everyday occuranceYou believe you can be successful working “the system” on just weekends and holidaysYou believe the Guru got rich by actually doing real estate deals rather than by using a slick promotional sales and training systemYou believe the personnel provided to assist you are actually real estate investors who actually have experience and knowledge and aren't just some failed salesman reading from a scriptYou believe you're the first person to think of using BiggerPockets as your source of wholesale leads or to build a buyer listYou believe wholesaling is investingYou think the term is “whole selling” not wholesaling.

There will always be bad actors, doesn't mean we have to go to the movie

My short term goals are to flip numerous properties so I can move into more mid and long term goals of property management.

After reading a multitude of BP forums, member comments, articles, and listening to numerous podcasts - the wealth of info on BP truly is amazing - we've come to realize the route with the highest probability of success for us to invest out-of-state involves working with a seasoned partner, if possible.Thank you all for reading.

Sec. 5.061 provides that numerous initial and ongoing requirements must be observed if an executory contract is going to be properly implemented, and the burden (as well as all the risk of violation) is entirely on the seller to meet these.