States with non-judicial foreclosure processes have had remarkable success in clearing out the inventory of distressed properties, which is one of the factors driving the housing rebound in states like California and Arizona."

That almost always means getting the seller to accept a significant discount of what they might get if they sold the property conventionally.

I think right now 30 year fixed for investor loan is at 4.875% conventional.

I plan on getting a conventional loan and putting down 25 percent and buy a few properties every year.

I know that Hawaii has a very low inventory, in fact usually a handful for the whole state.

Thanks Duncan.Steve, I plan on getting a conventional mortgage.

Just go in there with an open mind to what I'm pretty sure will be some very conventional concepts.

Property will be fully stabilized by Aug 2014, at which point I would like to have the option to pursue a conventional loan.

Should I move somewhere where there's more inventory, lower price points, etc?

Many of the conventionally minded closing agents and lenders will state that assigning a contract is illegal.