Things have actually loosened up a bit for condo loans in last 8 months.

What this does is get them to loosen up, feel comfortable with me, like me, and be open to continue the conversation.

Until that loosens up, the market will continue to stay flat or decline.

I think the mistake being made here is ASSUMING all markets are the same.For instance I see a response from some in California that everyone wants to own a home.That might be because they are used to buying on appreciation and feel it is going to go back up wildly and don't want to lose out.In other states that do not have wild swings based on speculation and appreciation renting is very hot.In Georgia many do not want a house to own.Taxes,property maintenance,qualifying from lenders,market is still flat,does not want to be stuck renting out if they have a job transfer etc.So for those reasons apartments and rentals are hot.You have to remember what drove many to purchase was viewing the property as a refi cash bank.When that left so did a bunch of buyers.So I don't see this mass recovery.If lending loosened up a bunch and interest rates started to climb that would push people off the fence to buy.I just don't see the masses fixing credit to underwriting standards of today to create fast absorption rates from buyers buying property to live in.I do agree that pockets of the nation have started to recover and in those areas you see multiple offers such as New York urban core etc.The outlying areas across the nation are still very soft and will take time.

I believe lending standards are loosening, so may be good to wait.

Other option is to use cash and seek to do equity release on these early purchases when credit loosens up.Sam

we could sell soon and make between 25K and 32K, rent for awhile , and then jump back into the housing market once it loosens up again (maybe 1 - 2 yrs) please feel free to be blunt. the housing market here in las vegas (NV) confuses me.

Exit #1 REIT Exit #2 sell to existing tenants once lending requirements loosen These are sophisticated investors using highly qualified local operators (deep knowledge of each neighborhood).

I dont think so.And home loan credit is not going to loosen up for home mortgages, which affects appreciation.That is why I like lease option assignments to be a strong component in my REI business, along with wholesaling and rehabs.

You can try using a heat gun to loosen up the paint and then take a putty knife and pry the paint away from the floor.