I option the remaining 22 lots.. we get going building 3 homes to start these are 500k type.. and that neighbor was just the worse.. she turned us in to building called the cops .. etc etc..

Less competition, more motivation on the sellers part, and I am one of the few that will take on properties during panic times. 

Stumbled on a seemingly motivated seller but he instead offers to sell his land.

Even then there are restrictions on being able to evict the remaining tenants.

I am very interested and motivated to become an investor.

Also, given current market turbulence, it may be wise to get in the door with 20% down and keep the remaining 10% as reserves.

I believe it’s like 30 years to remain compliant for tax credits.

Keep in mind that the seller is going to try to get out from the property for a reason, just ask a question and listen, if he's motivated enough they will reveal more than needed OR they will not have enough selling points which could be a bad thing. ie; vacancy rates (leads to knowledge about the area or housing issues the tenants had), water usage (potential plumbing issues), appliances held in the units (leads to how old the electrical is in the home) CHECK IF THE OUTLETS ARE GROUNDED !!! 

All they can say is no...or come back later when they become more motivated to sell, right?

I should be covered through insurance.So, finally, my question is: how do you limit your exposure to legal liabilities as you your real estate net worth grows, assuming traditional mortgages remain an essential part of your strategy (i.e., an LLC won't work)?