@Sean FaxonI would have no problem making an offer right out of the gate.

And it will only get worse if you depend on counsel from someone who's dead wrong right out of the gate about time lines.Even if you finish the exchange I would wonder about the quality of work done throughout - will it pass muster if audited or is it a time bomb waiting to happen?

http://www.rentecdirect.com@Jeff Gates - you can't expect everything for free man...

Most agent try to be the gate keeper and keep you away from the seller.  

I did not come out of the gate asking for the Universe.

Auction pricing is still the same in chicago, with the only exception being that BofA has opened the flood gates.

Well, I'm in a condo community that has a guard at the gate 24 hours a day.

As others have mentioned, a good, investor-friendly, broker or lender will broker or provide loans that account for your rental income and allow you to offset debt right out of the gate so your DTI is jacked and provide options without the other overlays that hamstring many investors.PM me if you like and I can introduce you to a couple of people I use.

I think the best way to have a diversified and truly passive investment strategy is to use real estate syndications - and the best way to gain the knowledge and expertise needed for success in that area is to be part of a Community.If you don't have capital, it will be difficult to be passive right out of the gate - you would probably need to be more active until you can build up the capital to be able to go truly passive.Good luck!

How to Write a Rent-to-Own Proposal to a Homeowner | Home Guides | SF Gate