My top producing listing agent asked very few questions re: the buyer's qualifications and I found out there was a gift letter that was not disclosed at contract presentation...we got to settlement but I ended up babysitting the rest of the transaction which was something the lister should have been doing.

In WA, State I've found a 30 year AM 10 year term with .75 pts no prepay at 4.99% so not bad when I cant do conventional I can switch over.What I like about the portfolio money is that guidelines are based more off DCR or debt coverage ratio rather than comparable sales which present certain benefits depends on the rent to value ratio in your particular area.

If there is something you want your tenant to know, tell them - IN WRITING - and get their signature or take a note on your copy that you presented it to them at 8:00 on 12/1/16 or whatever. 

If you don't have the expertise to put them at ease you would have to show significant ties to someone who has and that they also have skin in the game.Bottom line is that IF you have the capital capabilities and you have performed a thorough needs assessment (all that will have to be presented to banking institution and to the city) and you still come back to the question,,,, is the risk worth the return,,,,,, ???

This will more than likely present unique opportunities, but I do not yet have the real estate experience to confidently navigate and capitalize on such a situation (I have a few ideas though).With that being said, I've been researching the incredible world of real estate investing, and I am ready to take that first step, developing a strategy to enter the market.

On less of  course your intention is to quit your present job ...  

Get the money first then go get the great deals..So build a business plan... if its rental props you want... put a plan together present to folks with excess cash and then execute.. before to give the investor the lion's share to get started.. another thing I see common in the industry is those starting out think they do all the work and the money should take far less.. well I personally believe that's backwards thinking.. reward the money and the money will flow..

Adam, one piece of advice would be to leave your check book and credit cards at home.Every free seminar I've even been to has been an upsell to a seminar that does cost money, and/or a book/tape course and/or (the trend seems to be toward) a coaching program that has either a big up-front cost or a monthly ongoing fee.If you would like to go study how a salesman pitches a room of people however, it will probably be a great case study in sales techniques, especially the last 15-30 minutes where they really ratchet up the sales techniques.You'll get to see all the techniques like getting the audience to agree with simple statements to build rapport, presenting the "total cost" and then "slashing" it for a "today only discount", the old classic "limited time only, while supplies last" and its variant "for the first ___ people at the back of the room", etc.I've gotten good value out of seminars over the years.

Anyone presenting a case for that may be a contender for a Darwin award too!

What I have found when I present this Business Plan that the Government has outlined for the saavy Investor to do, is that they are married, with children and they can't imagine moving, like a person in the Military, every two years or so.