I've considered using a manager but for one property it never seemed cost-effective.

Any work beyond that is wasted $$$.

My only suggestion is that it shouldn't have taken you a month to confirm whether the price drop had taken effect.

:I'm also contemplating weather to skip the RE license or i should go straight to broker's license. i heard that test is harder.Unless you majored or minored in Real Estate, you won't be able to test for the Broker's exam without 2 years experience working as an agent for much longer.http://www.car.org/newsstand/newsreleases/2012releases/ab1718From what I understand, the new law goes in to effect on 1/1/13.

Simple Example:8 unit property in secondary market$30,500 NOIMarket Cap 8%Value = $380,000Estimated Deferred Maintenance = $20,000 (Siding and a little work on the roof)The work hasn't been done because the current owner feels it has no effect on the occupancy rate.

I sent an email, as that's been the most effective way to communicate with him in the past.When I hadn't heard anything for a week, I called his office to confirm he received my email. his paralegal said he did get it and was working on the file.

It wont negatively effect their credit but it should shoot your credit to the moon.

Simple, effective and works well.

You could write in your offer something to the effect of "This is a cash offer but Buyer reserves the right to use transactional funding and buyer agrees to pay $x per diem for buyer delays only beyond the agreed upon close of escrow date"

If they won't show it to you, at least you didn't waste any time since they filled out their own info on SmartMove.