When you are an agent you have additional responsibilities and rules that a non-agent investor wouldn't have to consider such as disclosures, agency, representation and your local board of realtors regulations to name a few.

They usually don't have as stringent regulations as the big banks in what they can lend.

Keep in mind if you choose option number 1 you have a very strict time frame to adhere to once you sell your property.Another option to look into would be a reverse 1031 exchange, but I would suggest you consult an attorney and/or your accountant before making any major decisions.

It can be a complicated business and definitely takes time to learn before diving in, especially because each state has different compliance stipulations and legal regulations.

I know it's hard to believe but it all part of government and government regulated industry: bad behavior is rewarded, good behavior is punished, failure is rewarded, success is punished.

While most contracts/regulations require buyer and seller to sign off canceling a contract and returning EM, most contracts are declared null and void upon the subject property being foreclosed.

Interest rates are low, but if we run into any strange regulations that limit buyers' ability to get loans, things will slow down.

I don't think the market is strong enough to support another big spike right now but the volatility we're seeing is going to cause problems with comps for a long time.Regarding your question about lenders lending for SFH; the ones I've talked to are anxious to lend but the new regulations are so tight that many people just don't qualify.

And when I loan, I prefer a strictly debt position, as I don't like to have to deal with auditing and arguing over the definition of "profit".

Strictly cash flow.