So over the last 10 years or so you guys are just picking up those foreclosures and the cycle repeats the values MAYBE are getting back to 2002 values where I started..

How did you add value to the deal?

There is a lender that will go down to $50k as long as the value is $75k+.

Like many on this forum do, not only do I respect their professional opinion, I value their experience on the matter as well. 

As market values plunged, banks called loans (lines of credit) and held firm on builder draw dates.

I’ve done dozens of 1031 exchanges over my 46 year career in the RE industry - both for myself and for my investor clients.The main advise I would give is as follows:Be realistic about your buy options and the market value of these options.

Some general themes or characteristics of super jumbo mortgage loans are: - Lower LTV's (Loan to value) depending on the strength of borrower and property type very large loans can require 30-40% down.

If you total monthly rent is $1,000 (you should verify) with a property value of $145,000 may not work in order to cash flow.

The other half of the increased value would be included in the deceased spouse’s estate.Community Property StatesIf you live in a community property state, things work a little bit differently.

If one of those guys relapses and cooks meth it will be really bad and not only will everyone have to leave but you won’t ever be able to sell the place atleast not for fair market values .