Buying and selling vacant land is much easier than dealing with houses, but it still takes considerable time and effort.

But at the end of the day life is so much easier when you don't have to drag someone into court over a civil suit or send letters back and forth between attorneys reminding someone of what's legal and what isn't.

The way I see it, if I can just gather the info and plan properly I can minimize the risk of heavy loss, mistakes.Jennifer Lee yes I am excited about planing for the vacation home, and your right, having a good property manager will make owning the rental much easier.

disclosure disclosure disclosure.my brokerage limits the number of my own 100% commission deals.I think if you have a partner one should have license, and the other not (to do off the market deals easier)that's my 2 cents

I prefer to acquire as an investor, but, I am licensed, so if it was easier to list, I'd do that. 

This BP community appears to be a real enabler to me.

Over 90% of the block is owner occupied by people who have been there 10+ years and the surrounding neighborhood appears the same.

This has been the old scam of investors, part of the reason I'm sure new laws have been adopted and such plays on the formation of a new regulatory agency, the CFPB, so far, they don't appear to be very investor friendly,doubt they will be in the future either.As Marc pointed out and as I mentioned, any note buyer will be considering the collateral, the market value.

I am slowly transitioning from a landlord that tenants knows owns the property and has his cell phone number into a professional appearing, buildium using landlord so as to remove as much personal contact as possible.  

The Seller appears to be friends with a person at the title company who is facilitating the transaction.They signed a purchase agreement .