Peter,As you stated in other posts, you must get over the "overly conservative" mentality, better known in the REI circle as the fear factor.Not to say that being conservative is entirely bad, but you must find a happy middle which enables taking action!

This includes everyone from the people that join a REIA for $150 per year and go to the monthly meeting and weekly workshops, to those that spend $50,000 on a mentoring program.And out of all these people with the ambition of being full time real estate investors, sitting back and living on their passive investments, sending their managers to collect the monthly rents while they vacation on exotic beaches, all these 30 million people who had the drive and ambition to spend time and money to try to reach this goal; how many do you think did obtain the investment results enabling them to build a portfolio of real estate or real estate related investments providing a sufficient enough income for them to retire in a lifestyle of fun and carefree living?  

That will enable you to minimize your tenant turnover and maximize your rents.  

This will enable you to buy more properties and increase your returns.

Find out what it would take to get a contract with them that would enable you to participate in the program. 

Purchasing no-equity seconds does enable us to spread more capital among more deals and have greater diversification in numbers.

If/when you decide to move or want to liquidate that equity to redeploy it elsewhere, you have TONS of options that can net you tax-free cash and/or enable you to roll your property value in a nice portfolio of cash flow props in diversified markets.

I also play guitar, and drums so I get to continue my passion for music because I have created this lifestyle that enables me to have the schedule I choose. 

Bucks County, PA wants 10% down and 90% in 10 days, as I believe Montgomery Cty (PA) does as well.Union County is very quick on deed recording, which enables HMLs to fund deals more easily.  

In fact, this unit is what kept most folks passing on the building and it enabled us to present the vendors with a lower offer and convince them it wasn't low enough.The tenants had been there seven years before we bought the property and the unit was already in a condition where it could not be relet.