Anyone who reads this seek an attorney that specializes in this area if you are so inclined.

I'm looking to get my first cashflow property deal in the CT and NJ markets (I'm in NY) specially looking for 2+ units..

Just so it's clear to all parties, add a statement under Special Provisions "Buyer and Seller agree the Earnest Money is made payable to Company, LLC and is Non-Refundable".  

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookYou might consider Niche or Specialized Housing like student housing.

You will learn quickly that real estate investing is a broad subject and has many areas where you can specialize in.

You might consider Niche or Specialized Housing like student housing.

Hi,I've been a real estate investor for 45 years, and specialize in apartments and other smaller commercial properties, including office, warehouse, retail, motel, and mobile home park investments.I also am a real estate broker, and help others buy and sell similar properties.

You can Google to locate them and go to meetup.comYou might consider Niche or Specialized Housing like student housing.

There is nothing special about a 10 Cap in my market. 

I would shy away from most properties with high delinquency rates for a variety of reasons, namely that this often leads to other, deeper issues including special assessments, higher increases in condo fees, deferred maintenance, etc.