I casually said, "oh, do you live here." " No", he say.

I would say I was an 9 out of 10 in residential investing performance and knowledge.

The last trustee's sale that I had performed for me (I'm a lender in TX) cost me about $1200 or so, plus my lost interest, late charges and my fix-up and reselling costs (another $12K).My attorney cuts me a pretty tight fee for handling these for me, more than I could do it myself for, less than the bank's attorney (generally a brother in law deal) charges them.

I had the carpet cleaned thoroughly and got the so called "bat expert" to come and close up the hole where the mis-performing "sock" had been placed.

Loans are typically referred to us by those holding a note that is not performing.

do they perform random checks or have a systematic means in finding out?

The appraisal must be performed not less than 60 days prior to closing (not stale), but not later than the due date of your next IRS return, usually April 15 of the following year.

Have performance clauses in your contract that give you the power to foreclose on the property owner if the investor isn't making the payments correctly.

Forfeiting the earnest money is the usually remedy if you don't perform on the contract.

FYI There are more Non-Performing 1st TD Commercial Notes then I see REO's.