Maplewood/South Orange's real estate took off years after and I personally think a similar effect will take place however not on the same scale because of the smaller lot sizes, etc.Prism Capital purchased the old GE building and has made heavy investment into the property.

Here you are permitted to request vacancy at Close if you plan to make it your primary residence or move a member of your "immediate" family into the property.When the property is requested vacant, a Notice to Vacate is filed with the Rentalsman and served on the tenant giving them effectively 30 - 90 days to vacate (depending on the lease and whether they are a "long term tenant").

Is your main goal to find an effective marketing person at a good price or to pay your son rather than give him money to help him out while unemployed?

Or is having a signed receipt effective (showing the seller received the EMD)?  

Anything taking longer than that to pay for itself I'll analyze further to consider other ways it'll effect the property or my equity position.

It had a great effect of my life and I'm sure it can do the same for you.

. :)Many Real Estate investors think that the regulation called The Dodd Frank Act which takes effect January 10th, 2014 will eliminate Creative/seller financing as we know it.Is Creative/seller financing dead because of Dodd Frank?

It hasn't seemed to effect house prices yet but buyers seem to be a little more cautious.

If I am and my offer is considered ridiculously low,how will this effect my credibility in the sight of the agent and my potential buyers?

Instead, your model effectively pre-sells the properties by bringing in novice investors/buyers early in the process.