the American Greed with Ed Okun who stole all that 1031 money as an accommodator.. coming to realize that 1031 is not regulated in any manner that was a shocker... and now you have the guy In FLA who has it Appears based on BP post done the same thing..  

3) Is it easier simply to have both parties (private lender and myself go on the contract)? 

Hud will not pay themIt appears that you agent has little experience with HUD which is a problem.

But in the close-in Portland market, it is appearing that duplexs do not cash flow whatsoever.

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Not to mention the admin cost/burden of setting up/running the LLC(s).Unless you have high net worth or ton of assets what you're seeking can probably be solved with umbrella policy which would be a LOT LOT LOT easier.

If you have a good lease in place, it will make things easier. 

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It's a bit easier bringing a buyer to the product, than having the product and finding the buyer, so most new agents cut their teeth on the buy side.