However with having been there for 20 years I could see her "getting creative" as the hammer came down.

If you don't have cash to close, or get cash by closing you need to stay away from the following;REO offers or contractingForeclosureOwners in foreclosureAll of these aspects are covered by various federal laws and messing in these aspects can get you into serious trouble.There is no system, no method, no arrangement for you to connive your way around the issues you can get caught in.Reading guru stuff, listening to voodoo investors that have some method aren't putting their name on that contract nor will they be getting hammered the guy in trouble will be you.Plenty to read here, consider who you listen to in any public forum.Interference in any banking operation of a federally insured depository institution with the intent to mislead or misinform any officer of that bank or attempt to do so, with or without the intent to profit in connection with that information is a violation of federal banking laws punishable up to ten years or fines of up to one hundred thousand dollars, It is bank fraud.

 :)So I see 2 issues you need to hammer out to really be able to move forward.1) What is your initial investment strategy?  

Think about this: anyone can turnover a unit; most can work a hammer; many can find a deal; few can manage it correctly - but, almost now one can write about it!

I also own in East Palmdale, but find that Lancaster has lower utilities and is more business friendly in general than Palmdale.Problem with the AV is that it is very cyclical and prices usually get absolutely hammered in a downturn ... they always recover, if you can make it through the downturn.

I know I got two last year  6k worth.. even though i had the license .. but it needs to be in the name of each LLC that actually owns the asset and since i have over 10 of them I did not think i needed one for each LLC  but i was wrong and i got hammered for it.. now i am in compliance.

One chick and a hammer LLC

In Palm Coast Florida there are so many REO’s and regular listings and so few deals that the Broker’s go to the sellers and hammer them to accept.

I just like when a deal has hammered out terms and a beginning and end date.

He would also hammer out tough low down contracts on units then a while after closing offer a deep discount for cash, again 40% seemed to be what he was after.