Understand there are lots of legal liabilities associated with being an RE agent.There are many agents out there pounding on the door of the bank asking to handle the bank's listings for no money up front and a success fee if they get the job done.

I have a couple of friends (one in Woodbridge Suffolk, UK) and a business associate (investor) in Germany.

He made threats and a couple of days before the eviction hearing, he pulled down the ceiling in the kitchen and pretended that his mother had been injured when the ceiling "collapsed".

Consider joining the local apartment owners association for your state as they will generally be on top of all the rules, reg's and license issues that will apply.John Corey

By the way, here's a publication from the North Carolina Real Estate Commission and the Ohio Association of Realtors stating specifically that you legally do not need earnest money for a contract to be valid.

Now property is not part of all the BS associated with the divorce, and is now more of a business assest.

Check with the National Association of Credit Services Organizations to see if the company you are considering is a member.This is the only accredition that matters in the credit repair industry.

Contact the local AZ chapter for the Apartment Owners Association (or similar).

The only reason I used my home's equity is because it only cost me about $175 to close the deal v/s all the closing costs associated with a commercial loan.Our home is currently on the market (for about a week now) and the sell will pay the mortgage off, the equity line, and leave plenty of cash for a nice down payment in the next home as well as pay off a lot of other debt.The property has only been ready to lease for a couple of weeks now.

However, even if we use your numbers, this is a very poor deal.Gross Operating Income $1,519,291 $1,559,291 Less Expenses $518,179 $472,297 Net Operating Income $1,001,112 $1,086,994 Debt: ($9,975,000, 20 year, 7.5%) $964,296Cash Flow: $3,086 per month ($36, 816 per year) or $14.82 per unit per month.If anything is not as you hope or anything changes (like your debt adjusting), this could easily lose a lot of money.Using more realistic operating expenses, this deal is even uglier:Here's how I would evaluate this deal:Gross Operating Income $126, 608 per monthOperating Expenses: $63,304 per monthNOI: $63,304Debt: $80,358Monthly LOSS: $17,054I would suggest contacting the National Apartment Association or another apartment/landlord association and researching the operating expenses issues.