If it doesn't happen at least you gained experience and hand the money pit back without draining your time and capital resources.If a seller sells you  a bill of goods with a PG then they will stick it to you.

So... here's a deal I haven't come across before.Rent: $1500/mo, tenant in 3-year lease, seller will PG 1 year of rent at that rate (market rent is closer to $1200-1250/mo).Sales Price: $165-170KHOA: $210/moTax Rate: 1.13%Is a PG on the rent something that should entice me?

I went through the dual action foreclosure process got a judgment against their LLC and sometimes personally if I had a PG... but try to collect it is another matter.As was mentioned they are good for 10 years and can be renewed by just refilling. and there are many people that learn this the hard way that have let judgments be taken against themselves moved and forgot about them...

So the POF isn't generic but, banks in my area ( PG County, MD ) haven't been that receptive of my Subject to HML approval clause.

My clients also get an open house the weekend after it's listed (and every 3 weeks after) and are put on the brokers open tour the next slot I can get.

Here's why...Toilets are held down by two little bolts that are in slotted holes.

A million dollars thrown into real estate without a proper plan holds the same level of risk as throwing that money at a slot machine in vegas.

The numbers do look better in PG County vs. other areas around DC.  

@Jay HinrichsThere's a couple of different answers to your question about the 10 loan max.Based on strictly looking at the number, and assuming I want to continue to add more than 10 properties:1a - I just use partners that have the credit I need...and the open loan slots available.1b - I also can sell off a % of my ownership.  

I think there is a lot of opportunity in PG county.