) here is a link to a page that talks about the renovation part and how it triggers it, the site will also explain more if you search around, and i believe they show you all the standards that i talked about, i have not gone through the site and all the pages, just this article for you.https://www.access-board.gov/guidelines-and-standa...Patrick,I should've been more clear on the renovations.

I don't know but I am clear now. 

Some people will give the Seller 30-60 days extra where that is held in escrow - but the truth is that if you are clear and up front with them when presenting the contract, it won't matter and is not necessary.Finally, the reality is that if you do proper diligence and have a reasonable feasibility period (e.g. 2-3 months is standard for any commercial property) then you will be fine. 

I am living very very cheaply so much so that people do not believe me less then 800 a month total and all no bills after that 10k a year and I'm clear all the rest is investing and saving money she has no bills because she lives with family we will be a one car home when we buy to save on that and it will be a little more expensive but shouldn't shift all yo much.Would you say it's worth it to keep this momentum up in savings to buy the condo just to upright sell it. as of now return is important yes but I want to conserve my momentous savings first and foremost and solidify it so I can have a great catalist for future investments

I could end up having 2 properties with a mortgage and 1 property free and clear or I could refinance and get 75% of $90k in cash to reinvest.Hopefully the thought process makes sense.

I want to put most of my focus on pre-foreclosures, as that is a clear indicator of a motivated seller. 

Hard to beat that.4- Building clear communication with the tenant helps significantly.

If that is the case then I'm pretty sure that what he is offering are securities and therefore such deals must comply with SEC regulations.I'm not an attorney so this is definitely not legal advice, your best bet to get clear on this is to talk to a real estate attorney first and also consult with an SEC attorney.

Fees should be clearly stated, easy to understand, and justifiable.

Good luck and if anything doesn't seem clear or right, run it by the forums on BP.