Account Closed  Exactly as Greg posted above, getting a judgment would prob be the easy part, collecting on it, almost impossible unfortunately.

Just wanted to point out, if you're taking a loss or even close to break even on the sales no need to worry about bothering with a 1031 as there wouldn't be any taxes to defer anyway. 

I agree with that, but I believe it's literally immediately for housing as in the first 1-12 weeks, and then falls it offs to the affordability angle and starts to close the gap on that.

If you close with the seller and then in a second transaction close with the buyer, no license will be required.  

Lots of cold prospecting/hard closes?

I'm not expecting a property to cash flow with 3.5-5% down and 6.5-7% interest, but I'd like to see it at least get close to breaking after moving out. 

And close to the top of that list (for me anyway) are Property Rights

Have you closed deals from calling?

I'll have close to $1M available in the fall.

Even if he is upside down on it, he has to then not have the resources to cut a check at closing to get out from under it.We don't say it out loud very often, but a sub to transaction is a bad deal for a seller.