They are not the cheapest but they stand by their work and are honest.

Since the market is hot in CA, no contingency offer has a great advantage to stand out.

Each property stands alone, multi family kicks in at 5 units being attached, not as a portfolio held, as Chris mentioned, I think. 

One trick I have used in the past with private sellers is to have a copy of a cashiers check made out to them personally accompany my offer... that stands out... since I pretty much gurantee no one else will do that.. and that is proof positive you have the cash.. now of course smart computer dudes and dudettes I guess could photo shop one.. but it has worked for me in the past.

The 2-year option is hardly anything, so if they push back just stand firm.

I stand to be corrected but, it's important to note that residential FHA as well as VA loans require the borrower simply show intent to live in the property initially, after which they may be able finance a new primary residence, keeping the first as a rental, along with its original financing.

I thought I would be carry away on an ambulance because this dog is literally as big as me if stand on two feet.

NJ is a CON state, I have done work in that state for stand alone ALF.

If you stand against a rock and refuse to move against the bank it could very well die or you could be forced to say "Fine I was just kidding they don't have to sign" (Which may result in the escrow company demanding they sign or some other roadblock).Just my 2 cents and good luck!

Think of it not as a stand alone strategy but as a tool that can be used with almost any kind of real estate investing.1.