Quick check on the Pensco site (usually the most thorough in terms of restriction definitions) indicates that the spouse of a descendent is a disqualified person, but does not mention the spouse of an ascendent, although direct descendents and ascendents are both disqualified.Like Mitch said...

CPVC is about a wash in terms of material and time to install.

In terms of agents, we tell them to call us 30 minutes before showings, and then we send someone over to disable and hide the units before showings, so it doesn't freak anyone out that we have an alarm.

If he doesn't want you working directly with the seller, it will be difficult for you to do so, making negotiating more difficult and limiting your control.But, the good news is that you don't owe the agent ANYTHING in terms of commission.

In terms of drops I am not talking every 30 to 60 days.I am talking every 3 to 4 days or 1 week max.If this was a property needing a bunch of work I wouldn't overprice it when listing it.If the seller wasn't realistic I wouldn't list the property.I have over a thousand investors in my database built up over the years.It is guaranteed that when I take the listing only when priced right and market it I will not need a wholesaler.I will easily land a direct investor or buyer for purchase.The more people you have in a chain the more complex the deal gets.I like to keep it simple,control it,and close it.The point I was making before is if a property is listed at 80,000 and the investor offer is 40,000 then for the seller simply reduce 1 to 2 times every week until an offer comes in.It doesn't do harm to list it a little high to start out for the first week or two but then you have to reduce ahead of the curve to sell quick.Banks do this all the time.When I list a commercial short sale it is very rare for a bank to take the first offer.If I have it listed at 400,000 and the payoff is 1 million.I might get 5 offers in.One at 380,420,460,540,410 etc.That market value isn't the loan balance but what current sold comps are.By the asset manager reviewing price and terms of each offer and the net the bank sees that the property has had full exposure and here is the top of the value they can extract for the file.The asset manager then shows the supervisor,director etc. to get final approval.While it is true a seller has holding costs they have to weigh the price offered versus what they could get if they hold out a little longer.Banks sell thousands to tens of thousands of properties a year so they know how to extract top dollar for a property.Sometimes you get lucky and land a new asset manager or buy at the right time of the year when banks want to dump the property.

But make no mistake - it is all about sales and specifically the sale of information which, as a product, is the easiest sale, the highest markup and the least trackable in terms of actual value.

We can all sleep again, knowing that the big boys are stable, and together control 67% of the mortgage market in terms of receivables on first and second liens.

And in terms of time frame, what should I consider?

Riverside County already has reached affordability in terms of housing prices and median income.

If you consistently (and I MEAN consistently) watch other investors' websites, thrifty ads, mls listings, and every other real estate resource known to man :mrgreen: You will know exactly where you need to be in terms of price.