Alas, according to the contract (which is all that operates here) though the treble test is met, there's a difference between sufficient "cause" and the remedy.

Well there are always 2 sides to every story.People will almost always slant their position.Most problems come from not doing upfront work.When you work with anybody in any capacity EXPECTATIONS from both sides have to be set upfront.Once you have the talk the broker will tell the buyer if they are being unrealistic or they do not want to take on that business.Once misconception out there is that brokers/agents are a dime a dozen.CRAPPY brokers/agents are a dime a dozen just like CRAPPY buyers/investors.Great brokers/agents are in high demand and sought after just like serious and realistic buyers/investors.You can't expect a serious broker/agent to SHOTGUN a bunch of low-ball offers expecting to take a ton of their time to hit PAY DIRT for you on a long shot.So all l am saying is for every nightmare broker/agent story I have 2 investor ones.As far as properties I always list the property or lock it up to assign.Some investors are trustworthy but many will stab you in the back and just want the deal.In GA if a buyer or seller try to go around me I can lien the property and stop the whole transaction from happening.This is commercial only not residential.I always test the sellers upfront before I list it.I always explain commission and how they can cancel at anytime but If I bring the buyer they owe a commission and I WILL lien the property.If they are an HONEST seller they sign the listing agreement.If they are out to screw someone they will balk at it.Digging out true intentions from both parties upfront keeps people from entering into bad relationships.

Anyway, if my offer is accepted I'll have a full inspection done, including mold test.

SOme questionaires ask 50 questions, like an psyc test to get more information than they would otherwise say.

The non-profit is used to hold and improve the property, later it can be sold and if it is at its book value, it will pass the "fair deal" test.

Nobody is interested, so I'm guessing $10 m is the entry requirement for CRE investing, and nobody want to talk to the casual investor, unless you can pass some sort of cryptic secret society test.

If you can find a plastic mallet this is the best to test the covered sole plate area.

BTW, the rates suck and when you figure out a way to analyze deal with ARMs besides running a stress test let me know.

Sometimes, people who have made it through college have more drive to complete projects.I'd set up a table and look for someone who paid their way through college doing construction, or who grew up in a home where construction type things were done.Look for someone who took some business classes.If it is presented correctly, the graduate will see an opportunity to secure a job with a salary and at the same time the opportunity to learn new skills to generate income.Just me, but I'd announce that drug testing is being done (whether you actually do it or not).

I just hope it stands the test of time.