The big boys say it is a "get rich slow" thing, it really is.

Possible, but not probable.If gas goes much over $4.00, without more middle east conflict, it will begin to slow down the economy, putting a break on higher prices.

Okay let me restate the realtor needs a letter of finance from me by my bank i don't have the funds to purchase the property my plan was to assign it through my cash buyer , how do i get over the proof of funds letter this is my first deal so be easy on me should i withdraw my offer.

From other HML's I have talked to ( I don't do rehabs myself ) they focus a bunch these days on credit and capital for the buyer.They want to be able to dump you off quickly after rehab if you can't sell for a flip into a refi program so that you don't default and they can churn the money.When the rehab and loan costs start adding up and the potential margins upon resale goes down the investor starts to give up mentally for expected returns and slows down.I am wondering what is the average number of defaults for a hard money lender making loans??

It's 'partly' characterized by the media's new coverage of a hot real estate market (they were just saying 6 months ago about how the market was still slow), employment going up, competition fr properties becoming fierce, out of state investors coming in, etc.Are these the characteristics of 'Concentration' Dale Osborn ?

I have my lender lying to me and passing the blame onto the title company for the slow moving, and when I check with the title company and realize that's not what they said, I call the bank out and they change their story.

I'm going slow, though.

Needless to say its SLOW.

My town is great for rentals but slow movements so flipping is tougher.

Taking it slow.