THIS IS ONLY A PARTIAL LIST.On these thousands of properties, they must concern themselves with occupant issues, safety and hazard issues, legal and title issues, property preservation issues, expense management, documentation and company/lender auditors, investor oversight, potential insurance claims, PMI or M/I claims, government oversight, Fair Housing issues, ooh and Profit/Loss (Values).

Nor do they want to go through the legal hassle of foreclosure due to a default.

does anyone know if lease options are legal in Forida, or if you need to have seperate lease contract and option contract?

We can ultimately eliminate risk by creating a land trust on purchase properties.The Land Trust is a legal entity, therefore it can assume a loan, create seller carry back financing, etc.

In at least one state this is legally prevents as a TLC can force an auction but has no priority at the auction.

Commercial loan options that require less then 20-25% exist in bounty---97/95/90 LTV/CLTV commercial financing is available from a number of sources varying on property type, occupancy and other factors not mentioned.Unlike residential loans, legal entities don't get the bad rap with commercial lenders---the same estimates I provided above would apply.

Im trying to find out if it is legal to assign contracts here.

Remember, Federal law doesn't permit them to BROKER sales, but just like any other property owner, they're afforded the legal right to sell their own property without a license.

Operating expenses include taxes, insurance, management, maintenance, vacancy expenses, advertising, utilities paid by the owner (at least during vacancies, rehab, etc), evictions, court costs, entity maintenance, legal fees, common area upkeep, lawn care, snow removal, office supplies, damage done by the tenants (in excess of the deposit), lawsuits, capital expenses (although not technically an operating expense), etc, etc, etc.

I'm assuming that if they default I can resell the property again and start all over after the legal process is done.