@Brie Schmidt & @Jay Hinrichs started a website turnkey-reviews.com that provides reviews for companies.I've suggested to them to help provide some market analysis tools for exactly this reason.There are a bunch of posts on BP about how to analyse markets including this oneThen you can go on forever with government statistics...Trulia has a great interactive demographic map at http://www.trulia.com/localOf course none of this has been compiled in any sort of side-by-side way to compare turnkey markets.I think it would be a useful exercise.

@Alex Stepanov it's unfortunate that you are getting this kind of treatment from local agents.Yes, we are very busy in our extremely active market but I couldn't image treating anyone like you've be so far.I know in our office of 65 retail agents, most [all] don't like to deal with investor because they "low ball" and only buy low end properties and the commission is very low.Your reasonable ROI goal of 7% can be done easily.Have you selected a property manager yet?  

That's all that anyone cares about.The bank is already eating a bunch of money, you are already buying a discounted property, and you'll get precious little sympathy from anyone involved.Remember that this has been ongoing for 6 months, the property will have appreciated in value a bit, the bank really won't play hard ball.

I have had every seller accept such a clause and only exercised it once when the seller tried to get squirrelly before closing .

Once a lender has foreclosed - or exercised the power of sale provision in the mortgage - the property is typically sold via a real estate agent and listed on MLS.  

@Jay Hinrichs, yes it seems that whether or not fractionalized debt is a security is a state issue, IF (a) the property providing security for the debt is located in that state and (b) all investors are located in that same state and (c) no investors from other states are solicited.  

I haven't had any problems with due on sale clauses being exercised.

I personally have not exercised the first-time homebuyer option to pay up to $10,000 of first-time homebuyer expenses without incurring the 10% early withdrawal penalty that usually applies to withdrawals from a Roth IRA before age 59 1/2.

You can later exercise your option to buy and refinance without being required to put up any money and your closing costs can even be included as part of the loan.

Only if I had a crystal ball, I would be.......................