I have been an investor much longer than an agent and I work full time, which gives me a high level of market exposure.

The second pillar is a good insurance policy as that cover the majority of your exposure.

That way in the even of a default, we have less exposure.

I have had my attorney review the contracts and besides triggering the "due on sale" clause my only other exposure is the seller not paying the current mortgage that we are wrapping around.

The first pillar is a good insurance policy as that cover the majority of your exposure.

My friend is doing 14 deals right now, I showed him how to find great deals, his credit is worse then mine and he has less than 11 months of exposure to realestate.

You should be able to do this easily, once you roll over you can pool them as a JV - but honestly, you would likely be better off trying to do the debt component with them to try to foresee the UBIT and/or UDFI potential exposure, be aware of this little tax trap.

Especially if I were doing a rent to own strategy which should limit my exposure to the increased cost of maintenance as the homes age.

While my true exposure to real estate investing came in college I remember my first "real start" in real estate investing.

Arvin - I would recommend finding a local bank or credit union with lots of exposure to the market.