Living in NYC, everyone is always telling me how crazy I am to not buy in NYC given the price appreciation that we've experienced over the last 10 year in particular - but I'm not sure that either market is immune to price depreciation even with foreign investors stepping in to sop up any excess inventory at ridiculous cap rates. 

BTW Craigslist will make you change around the ad's body.  

I believe duplexes must just be performing pretty well and no body wants to get rid of them. 

It is advisable to do your due diligence and ask about such things as how long have they been in business, are alternative assets their sole focus, are they BBB accredited and rated, are they a regulated financial institution, have they ever been sanctioned by any regulatory bodies, how many accounts and how much in assets do they administer?

I haven't dealt with probates very much, but with the one i have, the only person appointed by the will or the court which is call executor or executrix has the ability to sign for every body..

Just like you are doing with the flips, except you are re-accessing those funds by refi...instead of flips.Kind of like you have built 3 assembly lines spitting out engines, bodies and interiors.  

Maybe you would like to offer some thoughts on the matter.As to the MLS or agents giving up their data it is already done albeit not openly or willingly, and I am involved in a web project to make it available first to members and then when it comes out of beta it will go to the public.Information should be free and flow like water.This attempt to hold back information is short sighted on the part of NAR, CAR and the rest and is completely unsustainable as we will all see shortly.The advent of the broker/agent owned MLS's was the death knell for this concept but the body doesn't stink enough yet so many doubt that it is dead.Because of this current ..whatever we are calling it.. crisis I am finding more and more people ready to talk about alternatives to the current status quo.And just so you will know I don't feel bum kicked at all.

Just make sure you know your numbers and don't trust any  body else's.

I also coach boxing at Shippensburg university and have considered jumping into College housing since I already have an “in” with some of the students body, but haven’t acted on it yet but.

Newly rehab properties aren't immune to maintenance.