Actually, I have found that the apartment associations and the REIA will do a good job of keeping up on the changes in regulations.

To add to Scotts replies, SS flips have also been heavily affected by new regulations, both from laws and lender rules.

Well can anyone tell me if there are title companies that close nation wide on commercial property. i.e i find a deal in philly but i reside in florida.I ask that because when i get seller financed deals i want to be able to go to one escrow and title company(one stop shop) that can close the deals. if so is the process the same just different with state regulations?

They need to know what we are doing, in order to regulate.

Not uncommon to have aspects of a job or business that you don't enjoy doing even though in general you find the work very interesting.More and more aspects of RE are being regulated and I don't know but a few people that enjoy trudging through the legalese.

Going back in time, FHA had only authorized a temporary 1 year time frame for accepting flips less than 90 days.The lending industry as a whole is writing to FHA and to government individuals in order to get another extension to the less than 90 day flip regulations.

I believe that federal regulations have as much or more to do with this.

Not to rain on your parade but seller financed ARMs are now regulated.

Generally the sellers have no money in these situations.So the costs associated with the seller side the bank might balk at paying and you will have to come up with those funds.The separate deed issue is a biggie as well.Residential loans are single family properties,duplexes,tri's,and quad's.Anything 5 units and above goes into commercial financing.Commercial financing the underwriting is much easier to qualify for as it's not regulated like the residential.If the properties are separate legal description than most lenders will count them separately and not together.This will force you into a residential type lender.

If you are acting as an agent AND principal you must disclose.If you are a principal that happens to have a license but not acting in the capacity of that license for a particular transaction there is no legal or department of real estate regulation requirement to disclose that you are a licensee.With the exception that our local mls requires a licensee to disclose that they have a license in the mls listing even if they are listing with another broker.