[If they're not Licensed - report them to the Regulators!]

I suspect the brokerage community is going to start telling their agents to turn in violators.one of my Oregon bird dogs just put a sign in the yard neighbor got pissed off as they wanted the house turned him into the state .. its kind of like getting a DUI  cost you about 10 to 15k first offense and a cease and desist..So then I went on to ask her about transactional funding as I have been a party to that a bunch of times and wanted to make sure I was legal.. she said NO way.. they deem that as some sort of fraud.. idea is the lender and wholesaler are in cahoots and scheming and marketing a property they dont' own and its prima facia evidence when they see two deeds in one day and a middle man payout.so bottom line you need to get into title and stay there for a few weeks BEFORE you market the property.. but as the regulator said.. they only respond to complaints right now.. so don't piss off any sellers or agents  LOL. 

Check with your state landlord tenant regulations and see if you can post it on the front door.It is illegal for a tenant to deny access when provided the proper notice.

Given the FHA limit of 468k, I am hoping I will end up with about 100k for renovation. 15% of this reno cost would be set aside as contingency fund to comply with FHA reno regulations.

Remember everyone to vote today try to vote for real estate friendly and the regulation local government this is to protect your long-term interests and the interests of long-term economic development and long-term prosperity Whoever you vote for make sure you do it with your community and your stake in mindCalifornia and a lot of other places on the West Coast and East Coast have become to anti-investor anti-landlord.

Like who do hire to ask about building code and regulations, opportunities for 1st time home buyers, etc.

It is not the easiest city to invest in: tenant friendly, too many city regulations, you can find yourself with a property in a war zone, etc.

However, I love a good vision and I always talk about what the future holds for small towns around my state when laws and regulations change over time.

However, then you have to follow any local regulations regarding that (we have that here) and you have to account for cost and time invested for the turnover.

I think most investors are so controlled by conventional lending and regulations that they feel obligated to use their own cash.