I just chalk it up to a pain in the --- fee.I hate dealing with these types of people.

Best wishes in this painful, difficult time.

And this failed policy is the prototype for our present economic administration.

I can't see the fed increasing rates and adding to the pain.

No matter how good the financials look on paper, the reality will be different and painful.

There are newer banks opening now or that have in the last few years that have healthy balance sheets with little to no toxic assets.I agree that many of the local and regional banks cannot take the write downs on commercial or they will be insolvent.They might have only funded a few commercial loans that went bad but they were big ones compared to the residential notes they are holding.I disagree that regular sellers won't sell.Core markets have already heated up and have driven cap rates down for A product and A location to just a little above the boom times.The problem is the local to regional banks hold the majority of the commercial distress in tertiary and secondary markets where recovery will be slow and painful over many years.Recovery starts with A assets in major urban city cores and grows outward over time.There are many buyers looking to purchase and to get a standard commercial loan need a performing property with high occupancy.Otherwise they need all cash or a hard money or private partner going in.Restructuring of notes on the pre-foreclosure side with a capital injection is also gaining traction.There are groups that have to deploy capital in a certain time frame who have optimal areas.Once they see they cannot hit the numbers they want in that area they have to adjust the expectations of the investors,return the money,or branch outward to areas that offer greater returns more inline with the investors fund expectations.Regular sellers are selling.Cash buyers want a real low basis.So I am seeing sellers do a wrap or hold a second or other creative means to get a higher price with some down for a buyer.For the buyer it lets them leverage the limited cash they have into a larger deal for upside in the future.Example for a 40 unit with a wrap and all cash investor would demand 13 to 14 going in.

What the seller wants is for the buyer to have skin in the game.If they let the property go it is going to feel painful for them so they will fight through the hard times to keep the property performing.If a seller owners finances and the buyer puts little to nothing down it can be a major mistake for a seller.So I run into 80% pretenders and 20% REAL buyers.There are many things to invest in you just have to know what you are doing.You can get in for less than 20% but you will be eaten up on the interest rate.You have to find a seller in a very weak state to owner finance and agree to hardly putting anything down with a great rate.Banks for a great rate want 25% in my area.

Any other thoughts I should consider besides moving being a giant pain in the rear?

hey Dawish,I am going to be painfully honest here and say that I did not finish the book.

I spend at least 15 minutes sitting down with the seller and try to understand their "pain".