I am not ignorant in the meetings, but make it clear that I am looking for the best situation, explain what I have been offered and thank them for taking the time to evaluate the deal and express that I will get them any additional information they need to make a decision.

Hardly any money in leasing especially if it's not national tenants and urban core to strong suburban areas with higher per sq ft lease rates.If the property is out there and old town type areas with mom and pop tenants expressing interest the rent per sq ft tends to be really low.If a tenant signs for instance a 3 year lease for 1,440 sq ft at 11 a foot that is 15,480 a year X 3 = 46,4004% fee to leasing broker of 46,400 = 1,857.60 all in before that leasing broker gives some to their brokerage.As you can see this doesn't make a broker or agent jump for joy.

Should I invest in NJ, PA, or even NY where one of my colleagues has expressed to me some potential?

Lastly, I would like to echo a sentiment that has already been expressed in this thread: both cities are appreciation plays.

     Members of several Michigan REIA Groups and Facebook Groups have expressed interest in funding efforts to sue target cities to obtain injunctions against the enforcement of what may be unconstitutional rental inspection ordinances or to force the cities to consider removing the ordinances or make enforcement of the ordinances fairer for both tenants and landlords.

And by the way, its a private corporation (not a Federal Institution kind of like Federal Express isn't Federal either).Look it up!

I am sure you can not say that you have successfully closed 100% of short sale transactions so this scenario must have come up before.By the way,in debates back and forth such as this, nobody can see facial expressions or tones of voice, it is just text, as such, sometimes misunderstandings take place and I wanted to be clear that I am enjoying our converstaion back and forth, I am not attempting to argue with you.

However, intuitively, some high LTV loan programs do take this additional administrative cost into consideration and it is expressed in rate.

:)I'm having a hard time expressing these concerns.

I talk to borrowers every day who express their utter despair that there's no reason to carry on because the market took it all away.