The best time to buy real estate is Now The best time to sell real estate is never Or as the ancient Chinese saying goes Best time to plant tree is twenty years ago Second best time to plant tree is now

@Jay Hinrichs I admit I increased my vocabulary looking up definition of hoary,  meaning old, white or ancient... but point well put and found way to Howey test (1946) for securities is broad and can be applied to  JV's, LLC and general partnerships As such, those being a sponsor of agreements should have proper legal counsel to advise them appropriately with caution,  as mentioned its all great until it doesn't go right and money is lost. 

But my loathing for institutions like Deutschbank, BNP, Société Générale, Credit Suisse...that's of a different order, because I'm Greek-American.

Right now, the listings are like Greek to me.

Another I was ARVing around $215-220k popped up post flip at $275k and they left the 30 year old patched roof, the door casing baseboards, and the ancient window AC unit in the second floor window (it looks the same outside).My guess is some of these newer flippers will end up losing out and the deals will come back (my hope at least).

-------------------What comes to mind for me reading your posts is the Classical Greek expression << οὐδέ γρῦ >>, which means something like "without a voice."

My hope was that it would work and I kept working on everything else until I finally filled it up and tried running it and the ancient heating system.

Are there foundation issues, ancient plumbing & wiring, asbestos and lead hazmat issues?  

well mine is ancient history 1977 ish.. you could only get 80% financing in those days.the bank allowed a private second.. that's what HML did they did the 10% second as there was no rules against owner occ.. then the bank did the first and you had 10% down plus closing costs.but one year of income worked as well.

The heating system is this old drum barrel & presumably an ancient forced hot air system.