I've been imagining large capital events happening more regularly than that, and I think that is definitely one of the things that has been holding me back from taking the plunge so far.It sounds like you have 1-2 years left before moving into a MF - I'll have my fingers crossed for you to find the right deal!

It's a constant game of speculation and then pointing fingers when your assertions play out or fail to materialize. 

@Jason Eyerly  you will need one in Nevada for sure... its not expensive to get it is more in depth on the education side than a RE license. and you must submit finger prints to FBI for a full background check.. and you must give a financial statement to the state to approve. ( they are looking for those that may have a history of defaulting on mortgages).Once you have those behind you then you take the test.. and unless you have worked in the REsi origination side of the business there is a lot of studying to do. 

My last call broke two fingers.

2) What is unclean hands?

I'm still looking for my first property, but am in negotiations with 12 units now (fingers crossed).

Again, you can cross your fingers and pray that at some point a kind and/or reasonable local savings and loan will allow you to do a traditional refinance, but, maybe they won't.

The reason I phrase it this way is so they can be assured that I am not attempting to come in there to judge how clean or un-clean they keep the place.  

Now, I might not be able to help with affordable housing for EVERYBODY, however, for those household who DO have a disability of one type or another (and the list is fairly long), then this WOULD apply, in which case you can give both the city code enforcement officer and your NIMBY neighbor the finger. 

Generally, courts have interpreted the tax foreclosure statutes with a finger on the scales on the side of the previous owner and not the investor.