Doubtful th enew business oriented government will make changes to improve our legislation but at least it will not get worse.

I think these community banks might be the ticket, especially after recent legislation. 

All great ideas....The only additional piece of information,  is that Florida is a legislative state and everything here takes a long time to run through the process of short sale or foreclose.My goals is find a way to help these people save what is left of their credit and make a sale.   

This takes new legislation.

Another factor to consider is that Las Vegas has a growing economy, increasing population (2% to 3% annually), increasing per-capita income, more jobs now than before the crash with ~50,000 less construction jobs, affordable class A properties, pro business legislation, no state income tax, more companies and individuals moving from California and very little remaining buildable land.

It's too uncertain and takes too long.

Somehow, in his smooth rat brain, he thought that was the secret to making money in real estate -- getting other people to do anything that looks like really hard work with uncertain outcomes for you.It all put me in mind of a well-known passage from one of Theodore Roosevelt's speeches:"It is not the critic who counts; not the man who points out how the strong man stumbles, or where the doer of deeds could have done them better.

After reading about the 90 day rule (see below link) for acquisition indebtedness vs home equity indebtedness, I'm still uncertain if the cash-out mortgage interest on investment properties count towards the IRS allowable mortgage interest deductions .

The price is low enough for me to take it down however, I'm uncertain and don't want to end up with a lemon.

I've had legislators tell me no to something that I've wanted to do...and after a little investigation, I've found that they own property near mine and they personally don't want it there and use their office to try and intimidate me, and hope I go away.