This was a transfer of wealth from owners to unscrupulous executives.

I would say we have a 75% success rate of hitting/exceeding our profit projections on projects, 20% we still make money (just not as much as we had expected), and occassionally we end up on the wrong side of the equation (but not drastically).It's all about validation and confirmation and execution.

Can you still enforce the lease terms upon commencment, execution, or cancellation of an option contract?

We then acquire the property, intelligently plan a rehab, execute said rehab, and convert the worst house on the block to the best house on the block.

RESPA has alot to say about referrals.It is the responsibility of the investor to be able to expalin to the realtor and the seller why this transactionis in their best interests and is a win-win for all involved..I'm an agent, but I am in investor first, many of my agent "colleagues" are not even aware that there are state approved option contracts approved by our board of realtors available and have no idea how to execute them.

They will execute an option that, in 5 or 10 years, the original seller can buy back the home at the original price they paid for it.The first question I have is...

At that point, I recommend that you focus on that one strategy and execute it as well as you can and scale it up into something sizeable.I also believe that strategic flexibility is important.

ARS § 33-729.A states, ". . . if a mortgage is given to secure the payment of the balance of the purchase price, or to secure a loan to pay all or part of the purchase price, of a parcel of real property of two and one-half acres or less which is limited to and utilized for either a single one-family or single two-family dwelling, the lien of judgment in an action to foreclose such mortgage shall not extend to any other property of the judgment debtor, nor may general execution be issued against the judgment debtor to enforce such judgment, and if the proceeds of the mortgaged real property sold under special execution are insufficient to satisfy the judgment, the judgment may not otherwise be satisfied out of other property of the judgment debtor, notwithstanding any agreement to the contrary.ARS § 33-814.G states, "If trust property of two and one-half acres or less which is limited to and utilized for either a single one-family or a single two-family dwelling is sold pursuant to the trustee's power of sale, no action may be maintained to recover any difference between the amount obtained by sale and the amount of the indebtedness and any interest, costs and expenses."

Good news is I locked a 725K Lease Purchase with the understanding that I wont execute until I find a Tenant Buyer.

Is the most difficult to achieve, having partners who understand the role of the other partners and trust that decissions made by them are sound and well executed.