Thanks Jeff, so if I'm hearing you right, you are saying that I could conceivably use that stratagy but it would take more effort then just marketing to motivted sellers other ways?

Ryan - thanks for the comments on time mgmt and i agree with u - i guess i will have to size up if i have to PM or not and if so, how i do it - i have pre-conceived notions that i don't want to do it regardless of the time - it is more of a 'not wanting to do it' thing than a time thing - i realize that i need to do something different from the hords to rise above average...to that end, i have read almost this entire site and 3 books in 2 weeks and still going...As for financial goals, i understand your points thanks Ryan and MikeOH.

This could conceivably let you stretch your timeframes backwards.As soon as you feel like your old property will close you use the time between then and sale to get your new property under contract.

In that case the IRS could conceivably treat that as a way to access your profit ahead of time and choose to tax it.  

I believe that you should select properties based on sustained return as opposed to letting any pre-conceived type of property limit your choices.

MI also has redemption periods, so it's even conceivable to buy after the auction!  

Conceivably, local would have a better understanding of my market but at the end of the day, numbers are numbers...  

I am always thinking about today is Friday and someone is loosing their job and they are going to have to start over with the looking for another job.But, here is the funny part many of them have a house and can not even conceive in investing in real estate outside of the primary residence.

To maximize your tax benefits and conceivably your ROI, there is a point where it makes economic sense to sell and exchange into a new property to start the depreciation over again.  

Yeah you guys confirming my thoughts....that the LO is a slight step above a complete fraud and the 3rd party underwriting company deliberately sabotaged this loan just because they decided they didn't want to lend on a mobile home to a Hispanic buyer...and they decided this at the last minute after ever conceivable hoop was jumped thru with flying colors.