I spent years trying to hang on to leveraged property so as to not crystallize my losses.

Appreciation is like looking into a crystal ball.

This is the crystal ball question that all of us wish we had the answer to: What Are the Future Trends in Real Estate?

However to keep things crystal clear, I always disclose my status as a licensed agent and contractor, better to be safe than sorry.

Until you sell you have not crystalized the paper profit or paper losses.Define pays for itself?

I know that no one has a crystal ball but where do you guys see good cash flow now and steady economic growth over the long term.

First negative year since WWII but not a crash.Clearly a crash did happen in some markets such as S CA.While it's true that no one has a 100% crystal ball, with all due respect I've followed my friend's economic newsletter for over 8 years, and the man has nailed every macro economic trend to the letter, and I mean NAILED.

Simple question to ask but you know all the details, and as of this morning when I checked my crystal ball was still not working so I only know you are having a double closing.

I used to make my places palaces.

Lenders have more to worry about in Las Vegas than "due-on-sale clause violations".As long as this loan remains "current & performing";...you have a better chance of "hitting the jackpot" at Caesars Palace, than having the lender accelerate an otherwise performing loan in good standing for a violation in the "due-on-sale clause".Spending a few hundred dollars with a good attorney that specializes in these types of land contracts should be worth the money. (...try finding these types of lawyers who are affiliated with your local Las Vegas Real Estate Investment Club).A lawyer of this type can create a new, or review and update your trust/sales-agreement, land contract, etc.Here's a different twist:How about a back-up agreement and a back-up deed?