Longer term holds normally reduces the risk so 5 years is reasonable.

That would reduce the upfront costs?

This will help reduce the supply which now has the days on market figure very high.Many of the foreclosures and vacant listings are homes that were purchased by wanna-be investors who refinanced their existing homes to purchase properties in order to cash in on the boom.

More activity might not help and it can reduce your credit score for a period.

The lender can agree to reduce what they are entitled to (a short sale).The HUD1 is a draft version from you to the lender to show what they will net.

Am from the LA County, been in the real estate market for 10 years, invested in it like everyone else and earned my income as an Underwriter turned AE.

Second, if its an in-house listing, and your Broker is a nice guy/gal, you might do the transaction at cost, or with a reduced commission.

If you could just reduce the price by 5% vs. take a note, go for the note and then hope for the best.

Try to get realtor to reduce the fee.

I earn my bread as a Realtor but definitely have a more creative RE mindset then a typical real estate agent.