This is because the county public admins had passed up working these files, for whatever reason.

Many of those deal aren't deals, they are divorce settlements, transfers to family or trusts may be investors putting stuff in an llc.Sounds too like your Realtor just put you on the public side of the mls, solds are there but limited to mls members, a Realtor giving out access to the public would be in for it, doubt you'll have that much of a favor unless you marry them.Try courthouse records, multiple mortgagors are buyers with financing, grantees with no deed of trust are cash buyers.

You want a policy that protects you.

Contracts are often difficult to put together while making sure you protect yourself.

Bryan Hancock CC&R's are there to protect the value of the properties for the owners, etc. and insure that future development maintains values, etc.

Depending if they converted ir not it could be oil or gas heat and shouldn't cost you anything and should be public water.

Everyone will feel more comfortable and it provides you with some protection.

You can deny any applicant S-8 or non S-8 for any reason, even bad breath, sloppy clothes etc, as long as you are not discriminating against any as a protected clss as defined by law, like race, religion, sex, age,etc.

With a large building your management costs are lower than a portfolio of single family homes all around town, and your more protected against vacancy, because even with 1 or 2 units empty others will still be providing some cash flow.If you want to be more active you could buy a single family home at a deep discount, rehab, and resell for a larger profit but this requires much more involvement.

Not a practice I am condoning necessarily, however I know in the past this has been strategy of investors, i.e. buying the property in their personal name, financing the property via conventional loan, and then moving to an LLC for legal protections afforded by an LLC.