Sounds like you've put yourself in a support role and quit selling - might be a good time to examine that.I would love to tap your 15 years of insurance industry experience to figure out what I'm doing wrong.

They have not paid a penny on their homes in 2-6 years and its saved them thousands of dollars, all the while wracking up interest & penalties that they owe.

Then there are numerous other state, MSA, and local variables that you should be examining to identify what market to invest in.Even before you get to this, you should spend much more time specifically definining your investment goal, which will provide guidance on what to consider when conducting market research... for example, if you're looking for cash flow, you BETTER conduct an analysis of price-to-rent ratios and average cost of housing.1.

What you need to do is truly examine your intent.  

Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

Examine the piping joints.

Alan, I would recommend attending a local investor group such as RIREIG or Black Diamond REI and asking some members there.It also depends on what you mean by "back to back closings".If you mean one closing after another in general, that's nothing special - there's no difference between having closings at 1pm and 2pm vs. 1pm and 5pm.If you mean that the first buyer doesn't need to bring money to the first closing because s/he is actually using funds from the second closing in the first closing, it's difficult to find an attorney who will do that these days.Like a lot of things, this is fallout from the financial crisis of 2008-2009 which resulted in things such as the Dodd-Frank regulation.Cleaning up after bad actors resulted in a lot of examination of closing and mortgage practices, such as The Detection and Deterrence of Mortgage Fraud Against Financial Institutions: A White Paper (2009).There are a lot of issues here and you might be best establishing a relationship with an experienced real estate attorney as an advisor in general (again, ask around at local investment groups), and then broaching the question of double closings.In general an assignment is far, far preferable to a double closing.

I always says if you if you want to be successful you have to be around successful people.. somebody mentioned negativity and people telling you, you can't do something.. that is because their ignorant or not willing to want more for themselves..on another note:I have been examining whether I wanted to flip traditionally, rent or otherwise.

Learn what to look for and examine every property for problems.

Let me know who else out there are the investors with nerves of steel playing in the concrete jungle that is NYC and do connect with me!