I actually am in the middle of trying work out a nice cash flowing duplex. so i have my fingers crossed. 

Not to dissuade you, there's a chance you meet a good one.The only way we will ever trust a contractor is:a) We've done business and I know they can perform (Common)b) Turnkey rentals in other markets from reputable wholesalers with their own trusted contractors (I went this route when starting)c) They have skin in the game (Rare)d) You or a trusted project manager babysits them like a hawk, with a finger on the fire button (Don't ask how I know)Every other case will result in frustration.

I am crossing my fingers on the help needed for closings to take place with this attorney.

Hey Rafael - thanks for the input, no offense taken...a little back story: I found an investor to buy the seller's remaining inventory 15 months ago for 4.2MIL, which the seller declined...since then, prices have dropped further, and now the seller is willing to take 3.3MIL...but now my investors are only willing to go as high as 2.4MIL, which he delined again...so the frustration comes from putting real offers into the seller's hands, and him balking waiting for the "pie in the sky" deal...he could have been done with this 15 months ago had he taken the 4.2, where now he would gladly accept that...problem is, market changed again, and he's not being realistic...so believe me, I did concern myself with the seller throughout this whole process, trying to get him the best deal I could, while still being fair to the investors...seller just seems to have unrealistic expectations, so my thought was to now see if I could go straight to the bank, and see if they maybe could help "convince" the seller to take what is being offered...you know, maybe hearing it from another source might strike a chord...in any event, since I started this post, the seller seems to be a bit more willing to discuss and compromise his position, and we are scheduled for a call in a couple hours with both potential buyer and seller.Keeping my fingers crossed...Thanks for your honest opinion...

:D I hope it works out that way will I not only have some money in my pocket, I can also give a big middle finger to all the people that said I wouldn't make it.

The IRS cannot WAIT for you to lay one finger on it and say you;re either self dealing or actively participating.

I was in the Corps of Cadets/ROTC at A&M myself- I'm planning on going to grad school at UT, my aggie ring might burn a hole through my finger. haha!

@Jonathan Johnson I just went through the process of becoming licensed and there's a lot of "start up fees" such as test fees, new licensee fees, office fees, pre-licensing course, finger printing fees, realtor dues, marketing expenses, MLS dues, continuing education requirements, ect and let me tell you.. it all adds up.  

Exit strategies is extremely important (I burned my fingers there on a fix & flip).Feel free to PM me if you have any specific questions.Regards, Willie

We shut off the valve and looked at the damage – the leak seemed to be stopping and I crossed my fingers that it wasn’t too bad.