I wouldn't have a problem with how you dress even if I met you in real life, matter of fact if we did meet I would probably be dressed in cargo shorts, t-shirt, sandals and a baseball hat (probably a cardinals hat).

My hat's off to you and others who invest outside your local area.

I have decided that those who are successful at RE investing go into it with very large funds from a previous business venture or from a very lucrative career in a professional capacity.I don't know, if you have been successful at this then my hat is off to you.

There is a reasonability test the IRS and Tax Courts use and it has to do with a reasonable WAGE for services performed, the type of job and company and the hats you wear within the company.  

Forget a sub-2 on a foreclosure, that loan will be on that lender's radar for at least another year and after you bring it current and make payments, they can use the due on sale clause.No option contract or installment contract will help an owner in foreclosure, they need to sell it and pay the loan off, that's it.As to the help you bunch, not Brian P specifically, just all the "investors" with similar stories;Total BS, they are after the freaking house at or near a payoff and trying to wear a white hat in the process by talking up the "help the seller out of foreclosure" stuff!

The VA does have some quirks to its requirements but I feel like an old hat at it now.

@J Scott hats off to you for your patience.

However, if you can convert a detached garage into an ADU at $30k hat does not detract too much from existing unit, it seems like it would be tough to go wrong.  

I don't know if my topic is too techie or tin foil hat.

We had $100,000 non-refundable earnest money, $13,000 in PPM legal fees, $7500 in loan application fees all out on the table with a seller that was trying to force us out of contract so he could accept a higher offer he received a month after ours.Reputation is everything in business and fortunately, and I can assure we were the ones that came out wearing the white hat in the end with calm, courteous yet forceful application of the contract.