Many folks lost many many million so dollars investing in that city .. so you get painted with that brush unfortunately.. so that's why you need your local HML like me with a little pot belly my big cigar and I take a liking to you.. that's how it works

To date I have yet to meet a wholesaler in my area that has been successful and the auction block has been yielding a little more than prune juice. 

That's the world of Commercial Lending - -Pro:- the CU is treating you as a professional - - not too common for CUsCon:- the ARM and refi Typically, these loans are  X years, Due in Y (implicitly coming due with a balloon payment.The X years sets  the amortization table and you refi at Y years;  eg 20/due in 5The propert(ies) are already vouching for you (hence Com Loan), so when the Y years arrives, you're refi'ing the balloon amount and it should be a cakewalk with the same CU unless the IMF, EU, & US Treasury all go belly-up.

Peter, I juiced up the expenses a bit for a worst case scenario. 

Khirly Bell I would Recommend joining your Local REIA Club and get with a Mentor or Coach there are Levels to this have you checked the comps in the area have you seen the Inside of what this Property might need in Repairs.

Hi @Evan BellI have always tried to keep my business as simple as possible.

IF you fall and hit your head hard enough on it,,,it well might be termed 'HARD' .It might be termed hard if you drop a glass jar of sticky pickle juice, shattering your 'day' and making clean up the order of the day!!!

I hope this gets the juices flowing just a little bit.

They told me how much it would cost, and I paid them.I did buy water/gatorade/juice and put it into a cooler on a day that was really hot, but then I saw half-drunk bottles all around my house, and stopped that.

What you need (if your carrier uses direct recognition (DR)) is an alternate dividend scale that is either the same or higher than the non-DR one.Or, you need a small spread and the ability to juice the PUAs.