Welcome to BP's Tony...look no further..You have found the best site for RE investors online...filled with lots of smart,helpful and experienced people on here who like to help each-other in this business..Congrats!

I think that in the past everyone who has purchased an older home had enough smarts to know they were not buying a new home and really...probably didn't expect the old two story with gingerbread and leaded windows to be as efficient as the new home across town....kinda common sence.So, I don't really care what my energy rating is, it will be burried in all the other disclosures for lead paint, who died in the bedroom 15 years ago, mold reports, environmental studies, home inspection reports, appraisal and mortgage documents....etc.

Dale I agree with your first statement about government, however, I wish I could tell you that bankers are smart enough to look into the future and realize they would profit from the Safe Act.

This time it was a gasket that had failed on the part where the glass enclosure joins the metal frame at the base.

Now if you are really smart and have the time to really get your measurments down and layouts put into CAD you can save huge amounts finding a a company with a cnc machine to cut the pieces for you.

It may cost you a little bit more money in the end, but factor that into the analysis, and buy strong investments to cancel out the extra cost.What I'm saying is, don't let the experience of one person dissuade you make smart investment decisions...Good luck!

I use glass mosaics in all of my flips.

I am starting to think I have no other smart options then to leave the money in the 457B.

Never the less the way the market has acted in the last few weeks I do feel smart today.

This is negotiable like Will said but negotiate smartly.