@Mandy Jay  You don't need any special licenses to be a developer.

Mentally, how do you prepare should rates rise and rents don't rise correspondingly?

Most times these sellers are in their late 70's to early 80's and are still doing the landscaping, cleaning common areas etc... too.I buy the complex, improve the image of the complex in the community, remove the bad element, slow payers, non payers and replace with a much higher class tenant, which attracts a higher class tenant, replace things, install water saving features, provide a much better living environment for residents, raise rents substantially, increase NOI dramatically and correspondingly exponentially increase the value of the apartment complex in a 2-4 year period.Then, 2 choices.

I have an email correspondence with you from on Jan 7th stating "We are back in play with this file".

Of course I never received any correspondences from her again.

Tenants simply visit any of the branches of the bank (all of my 18 units happen to be <.5 miles from the nearest branch), and ask the teller to deposit their rent (in the form of cash or check) into the corresponding account named after their address i.e. "123 High St."

Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenants: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.

Exactly this is all state specific.. in all my PA and MD fundings I do there are wholesalers attached to darn near every one of them. so its very state specific and what a state wants to spend their time and money regulating.In Oregon they will go after non licensed " wholesalers"  see below my correspondence with the state of Oregon.530 Center Street NE, Suite 100, Salem, OR 97301State of Oregon - Real Estate AgencyFrances Hlawatsch | Financial InvestigatorBest regards,Thank you again for the information, if I have further questions for you during the investigation I will certainly reach out.The Agency is well aware that unlicensed “wholesalers” are rampant in our jurisdiction.

., due to a reduction in demand rather than, say, due to a reduction in the quantity demanded at prevailing prices or as a result of a supply glut, for example): access to cheap credit is decreasing, and therefore both buyers' ability to pay and demand to own land correspondingly decrease at every price along the curve.

It is at your own pace, completed through online correspondence.