Many of the institutional investors who are buying up Atlanta (and other cities) right now are working off 100% debt and are tremendously competitive (if you define competitive to mean they have an acquisition advantage).

I work alot in Durham and it is definately on the upswing if you ask me.

I am having trouble defining the "like-kind" qualification as part of the 1031 exchange.

Thank you. our priority is definately to move in within the 60 days allotted.

Having all this clearly defined up front can remove alot of head ache later.

I suggest you define what you want to do, specifically and then look for a great deal.

This is only appropriate when you have a turn around strategy with a clearly defined exit.

As to the Realtors, your agent being in the same company as the buyer's agent means your agent was probably the procuring cause of the sale transaction, their agent was aware of your selling or your buyer saw it in a listing, etc. so commissions are due.However, an installment sale doesn't won't transfer title which is required to define a sold property, they are not entitled to anything until the purchase is made.

To Bill's point, it IS a people business and that's why one of the most solid approaches used by most of the larger investors is direct mail to a well-defined set of target audiences - done CONSISTENTLY over time.Don't make the rookie mistake of blowing a bunch of money on 1 or 2 mailings and then bailing out (see this ALL the time).

ic_id=tsMortFSI love this quote at the bottom of the post, very applicable to Investors too, you just have to factor ALL the components into the equation:"Mortgage rates are climbing fast, and many people may rush into a homebuying decision as a result, hoping to avoid higher borrowing costs," she says.