If that is his heat source, he will probably want heat before winter hits.

I want an air tight transaction and will have an attorney review and give me their seal of approval once I feel like I have thought of every possible negative outcome for myself.So far the possible negatives I have been able to think of are below and my intended solution will follow:Dodd FrankFinding a tenant without a license (I would like to market to those who have high days on market)facing penalty for performing broker transactions without a licenseI would market, find motivated seller, let them know that I can provide them with a cash offer, they can sell with a realtor (pay the commissions, spruce up costs, holding costs, etc.) or they can sell on lease option and get someone better than a regular tenant in the home.I would use standard docs specific to my state but they would be modified to include the below:Letter of IntentI would have them sign an intent to sell where in it, it would state that the property will be purchased via an option and the option will be in the name of a land trust.it will state that I as an owner and friend will be allowed to assist in the finding of a tenant, negotiate the lease terms, and be allowed to show the property without any compensation and at my own expense.LeaseMy lease will have verbiage stating that the tenant will be responsible for repairs, and normal up keep / wear and tear associated with the property up to $250 (this is my benefit I sell to the seller so that they don't have to deal with every tiny little tenant issue.Tenant will be responsible for all utilities and they are to be in the tenants namewill be allowed to extend twice, each for a period of 12 monthsTenant needs to inform owner of extension no less than 30 days before lease expirationthere will be no mention of the option within the lease, PITI will still be owners responsibilityWaiver of Liability associated with LeaseI will have a document created stating that the owner is solely responsible for the final approval, screening and placement of a tenant and that there will not be any recourse for myselfOptionFor the consideration of $1 (with receipt from trust to the owner) the trust will have the option to purchase the property no later than 45 days after the expiration of the lease.The purchase price will be agreed upon within 5 business days before or after the date of the lease expiration and if both parties are unable to agree upon a price, the owner and trust will each get their own licensed appraiser, average the two out and split the costs.this will be an option / right of first refusal hybrid and will very clearly lay out the expectations that there will not be any seller financing, the transaction will be in all cash or if the beneficiary of the trust so decides to get a loan from a reputable / licensed lending institution they need to provide a pre qual letter within 14 calendar days of the lease expiration and mutually agree upon a closing date.I would then sell my beneficiary rights to the trust for $5k, and exit the transaction.

The water rights are discussed in the MLS and I've been able to verify a number of public sources regarding the rights.  

So finding foreclosure information for the District is notoriously hard and the reasons Ive heard given for the DC foreclosure situation have been far and varied from very good sources, so its really impossible to tell what is causing the situation there.I heard one knowledgabe person tell me that after they foreclose on a property in DC, the former owner becomes a tenant and needs to be evicted.

I am NOT an expert of any kind on direct marketing, but I've been involved in enough campaigns to offer this piece of advice: don't rely solely on the post cards.  

Showing on time is not important, if you make it early, you'll have more networking time, that's all.Do not assume that a REIA (or in our case simply a networking group) focuses solely on the geography in which it is located. 

I'm having very little luck finding home's with the typical real estate agent client connection. Are there better places to look?

I personally like to work backwards, with the ARV as my revenue source and everything else, including the purchase price, as a cost.  

So, with that stated, you formed your series LLC : in what state, do you operate solely in that state, if not where else, are you happy with the performance of the serie entity itself (I.E. the construct), Have you had to defend yourself using the construct, If you could do it again would you and how?

hello Christopher,                          Thank you for that information about list source, I am not talking about finding vacant properties, I am talking about finding the person for the vacant property.i use to address.com and some other sites that I can't remember at this time since because i stop doing real estate for about 3 yrs.