Real estate tends to go in 18-year cycles because of the natural credit contraction cycles.

@Darren Budahn  of course I am the exception.. and to be fair I will only do this with a very hand picked group of folks like I have been doing for years.. this is the first time I have advertised for it ever.. however I have capacity to expand so I thought I would offer it on BP.my comments were general in nature.. there are always going to be private folks and exceptions..

Sorry for the amateurish nature of this question but I don't plan to use a real estate agent.- What marketing methods do you use (Craigslist, FRBO, MLS flat-fee listing, etc.)?

But actually I've seen higher pay for engineers in TX, especially in my industry (Oil & Gas).

And it's not because i'm any good at my job, just because the rules allow me to do so.Death of all obligors - Can file NOD provided there are no legitimate successors prior to 120 days.Loan made to a non natural entity - Can file the NOD without the 120 day ruleIlegal transfer of ownership - Can exempt you from the 120 day rule.Senior or subordinate lien holder is already in foreclosure, lien holder can join and file NOD prior to 120 even if their loan is current.

That's a very good point starting out it seems impossible but as you gain experience and grow it will start to come more natural.

Also, beware of the properties with buried oil tanks, there are a lot of them in Jersey City - usually the ones that sit on the market for a while.I think Union City is still off the radar enough that you can still find good deal here.

Sale ContractReal Estate Transfer Disclosure Statement (shouldn't be many given that it's raw land)Natural Hazard Disclosure StatementCredit Information Form (I am open to financing up to 60% of selling price)Installment Land Contract (If I do indeed finance the property)Offer To Purchase Real PropertyCounteroffer To Purchase Real PropertyAcceptance Of Purchase OfferDeposit ReceiptContingency ReleaseI imagine a Title company needs to be involved to assist with processing the change of title documents and hold funds in escrow.

There was speculation that the oil and gas slowdown would affect the area a bit, but that does not seem to be the case.

Having a short fuse only adds to the predator nature.