It was a non-guru environment and I picked up a lot of valuable information as I get started on this adventure.  

Whenever I enter an environment with strangers I ask myself is there something I can do to help this person.

jk ;)I sort of stumbled in to RE working for the past 6 years in bank regulation.

Investor loans fall outside those regulations.

When you are an agent you have additional responsibilities and rules that a non-agent investor wouldn't have to consider such as disclosures, agency, representation and your local board of realtors regulations to name a few.

They usually don't have as stringent regulations as the big banks in what they can lend.

It can be a complicated business and definitely takes time to learn before diving in, especially because each state has different compliance stipulations and legal regulations.

I know it's hard to believe but it all part of government and government regulated industry: bad behavior is rewarded, good behavior is punished, failure is rewarded, success is punished.

While most contracts/regulations require buyer and seller to sign off canceling a contract and returning EM, most contracts are declared null and void upon the subject property being foreclosed.

Interest rates are low, but if we run into any strange regulations that limit buyers' ability to get loans, things will slow down.