Hi Kevin,I could be wrong, but I thought you could only complete the 40 hours in person, at a Massachusetts Approved Real Estate School.To My knowledge, only the 12 hour continuing education requirement can be completed online, but still must be a Mass approved RE school.

Any Websites, Newspapers, Magazines, Govt entities, Publications, etc.... that are considered reliable?

This is against public policy in NC under the liberally construed Real Property Marketable Title Act statue and its related case law. "...marketable record title shall not affect or extinguish the following rights... (11) Deeds of trust, mortgages and security instruments..."

Essentially, this means the borrower signed and acknowledged the obligations of the mortgage in the presence of a notary public and two witnesses.

I've heard previously that a lot of commercial brokers don't publicly list their properties.

Comps have to include all photos, and public and agent remarks(read them, this is like xray vision). if the street you are on is busy then you want other comps on same street if possible. 4.

Owners work with contractors, management companies, vendors and the public at large; owning land allows you to bring people together to take ideas and create projects that result in everyone being happy.

My quad's come out to 64,000 a door for 850 to 950 a month in rent on my apartments.I don't look at it only from a cash flow perspective however.The area I have the buildings in is an A location prime for redevelopment down the road.Mike it sounds like your local market is competitive with investors and your margins are thin.On one hand it is good to be in a thriving market where demand is strong because usually supply is lower and the amount of rentals and new development for multifamily cannot meet demand.This helps rents grow at a rate that outpaces utility increases and inflation.The downside is it can make some investors overspend on a property because they feel good about the market.I looked for over 2 years before I bought something.I said many times those buyers were nuts.I tracked the properties and many investment properties after purchase just 1 to 2 years later went into foreclosure.They bought at such a price that it wasn't sustainable.I look for a 10 CAP or better on my purchases.The problem is if you someone who has only gotten 1 percent interest off of a CD or Treasuries or they have gotten beat up in the stock market.Those types of buyers jump up and down to get a 7% annual CAP return beating out your offers everyday of the week.By in large many buyers like this can be lazy.They only look in the MLS for listed properties.Value can be found marketing to sellers that are not on the market.They don't want to make public all of their problems ( I know it is common knowledge of default at some point but this is their mindset ).

Where are they deriving these numbers from - public records?

Persuasive authority may persuade a judge to rule the same way - but it does not require a judge to rule the same way.And the discussion continues and gets more complicated as we go on.SO - I recommend if you ever have questions about what you can or cannot do - you look for any kind of landlord tenant reference book published by a reputable publisher that is addressed specifically for PA and is a current publication; OR, consult a local attorney knowledgable in these matters....