Since you've decided to make this a public issue, we'll finish it in public.

(read the coastal areas that created the current market bubble.)If you are in a rural town in the heartland chances are that you can buy a piece of property with a house on it and it's going to be the house that drives up the land at a steady rate keeping pace or slightly out pacing inflation (contractors prices are going up lately because of gas prices).If you buy the same house on the coast chances are it will be worth lots more because of the location of the land it is sitting on.

We've just finished bringing on a new set of people, and will not likely be looking again for a little while.If you are interested in being a moderator, please get in touch and let me know about your interest.Thanks,Josh

If you are fixing and flipping, then yes it does make a lot of sense to refinance or borrow against equity, the interest rate will beat hard money anytime and that's good, plus when you're finished flipping the property you'll get your money back from the sale.

I was also thinking about joining up with the late night guru John Beck but something doesn't seem right.

WOW....cannot wait to see that in writing somewhere.I am assuming that a 120 day late, that is cured, will be treated as a short sale, if not better?

Saw one fourplex that was a great deal, but was a day too late.

Is is very easy to reduce or eliminate expesnses as well as risk when renting out a property.As investors we should always be looking into ways to eliminate risk as well as expenses.The first is to find a great not a good attorney a great one to handle evictions.When renting out cover your risks up front with huge deposits.don't rent to anyone your not 100 percent sure will care for the home and at the first sign of nonpayment of rent or not caring for the property give notice follow the rules and evict.If you give an inch to renters they will take a mile.You must not tolerate anything from your renters they are like small childern or puppies, always testing to see what they can get away with.If you let your puppy pee on the rug without punishment then it will get worse every time he gets away with it.If your renter is late serve a three day pay or quit immediately do not delay a minute......show them your serious about following the law and that you know what your doing.

Has anyone else noticed his absence as of late?

I found out late last week, that to move out, she sold the fridge, microwave, shed, playhouse (real property) all the draperies and refuses to give all the keys back (she said that she only had one key, she has given that back).