I find that being a hands on manager and running a tight ship can really control my expenses.

My team thus far consists of the following:-HML (Secured for purchase, rehab, and holding costs)-General Contractor (Is capable of handling almost all work on his own, with an extensive list of contacts for subs if needed)-Real Estate Agent (Only to assist with paperwork.

Just to clarify - I take care of my properties and run a tight ship.

I can see a busy prosecutor tossing the issue aside, or shipping it off to the CFPB, who may do nothing more than issue a cease and desist letter and order compliance.The CFPB doesn't have to drag you to court, they can act administratively and say pay up and stop it.The big hammer of the CFPB will be for large lenders, banks, consumer lending operations, dealers and operators where prosecution is in the public interest, economically feasible to recover costs and that send a message.

"A rising tide lifts all ships"

In this conversation, even very intelligent and capable owners argue themselves away from the concept of risk.

Not true at all, Realtors probably have a much greater network of cash buyers and capable investors than any newbie buying lists of buyers.

The mattress was about $420 with free shipping.

Read the book "The Clipper Ship Strategy" by Richard Maybury and you will get an understanding on where to find these places and take advantage of them.

Blinds were shipped to my door, quality was good and they're now installed with only minimal cursing on my part.