you said - There is also some room for upside on the $900 unit as the current property manager currently lives there getting reduced rents...so I would assume you could be the property manager yourself if you are as concerned with CF as you say - and take that apartment - in the end, you have to live with yourself and since there are no rent regs you can throw out the widow and  tell yourself any other buyer will do the same and likely be right.

Bryan, nope, not really if you're a dealer, in the business, states may provide specific exemptions, however, all state laws concerning the Acts mentioned fall to HUD and the CFPB as to the intent to comply with federal law.

Ag exempt properties are also covered by the 2 year redemption period.We teach our students and investors that the real concern for title insurance is the contestability period and they should expect a two year period on all properties before being able to obtain a title policy. 

In our state (NC) the “standard” Offer To Purchase and Contract form (NC Bar 2-T) supports seller financing via line 1(d) entitled BY SELLER FINANCING and the accompanying Loan Assumption Addendum Note though that virtually no NC brokers will entertain a lease with option to purchase deal because the old “standard” form for this kind of transaction is no longer available from the NC Bar, NC REC, or NCAR.

If the risk of a lender initiating its DOS clause and is of paramount concern in a Sub 2 then there are other methods to mitigate this risk.I've bought property using a land contract of sale, that in itself has a lot of similar risks of a Sub 2 transaction remaining unrecorded, and have been researching Sub 2 transactions.

I'm talking to a lender who is concerned that if he seller finances and if I bring in some hard money for the rest that the hard money lender will be in first position and he will be in second position.

My concern is that the rent comes in at different times. 

I wouldn't be so concern about the competition.

i have a real estate agent who is an investor who advised me to buy brand new homes ( i live in Louisiana) as there prices is cheaper and it appreciate faster and he has 7 of these. i'm not sure if that advise is valid or not and what i should do.all insight on how to find deals etc is highly appreciated and i have no clue about marketing as well.my main concern is that i want to start with 100K home 20K down payment maybe 150K home but i do not have a lot of cash to do a rehab i thought about HUD homes but i don't know if they are good deals or not, and i don't want to risk so much which my current finances as well multifamily homes almost do not exist in Louisiana as per my research and i can be greatly mistaken. so i'm thinking single family home or multi unit in a close by state with reasonable homes prices 100K-150K or cheaperall help and advises is appreciatedThank youMJ

When we did our first one, I was very concerned about the saleability, my agent assured me that at the price range ( 120k)  we would not have any problem selling it if we had a transferrable warrenty.