We give customer/clients complete disclosures in writing as to what can happen and what we will be doing.

The seller’s agent is obligated to protect the interest of his client not you.

I always refer my clients to Lexington Law Firm they are inexpensive and they get results if you are patient.

and trying to gain as much info as possible.However, I interned once at a relocation company, SIRVA relocation, and every client we had was atleast somewhat motivated, who owned a home needed to have his/her home sold and needed to buy a new home in their new location OR they were looking for a place to rent....Wouldn't it be a good idea to contact either there relocation companies or probably a better person would be the real estate brokers who focus on servicing these clients?

Mikeit is an option thats still on the table. i am not sure how people are in this market about lease options and contracts like that..plus alot of my contacts would be through MLS b/c i have no foundation, help, or contacts of my own so i would also be dealing with "regular" agents who don't quite understand the process and won't be able to give the seller an accurate idea of what the heck is going on. i need to first find out how to have no budget but still find sellers in preforeclosure. i need to find the business/legal papers and subscribe to that although i am sure the other investors have that lead as well. another idea that i saw through Armando Montelongo's book was to contact divorce and insurance lawyers to tell them I am interested in buying their clients homes.

With the market the way it’s been for a while and many people being upside down on properties and waiting until too late to get out.....how is the best way to address a “no deal” situation with a client (such as this one appears)?

He said several of his clients own rental units to 'create' a passive loss...depreciation, etc that gets counted against taxes, while the passive income doesn't get taxed in the same way that regular income does.

The explanation I have heard is that since the clients are taking " cash " out .. therefore, the lender can go after the assets.Also, I have read in this forum .. about 1099, IRA for 982 ... ect .. does it make any difference whether the property is owner-occupied or investment property ?

For non-residents, lenders usually would only go up to 65% (ie 35% downpayment), but sometimes they do make exceptions if the client's profile and the property are great (i've seen them giving 80% to non-residents).I'm not sure about the tax.

You are the client!