If you FSBO you can offer broker protection and pay 3% to any agent who wishes to get involved.

At the very best chance of an "outsider" getting involved in this busienss would be to work for a developer.

My calculation of ARV was factored off the tax appraisal and general price per square foot comps for the area.

I might be wrong here (I'm also a Realtor so I get the exception already) but if you are actively involved in the management of your properties, defined by some level of effort maybe 500 hours a year, then you too are exempt from the passive losses limit--essentially because they are not passive, they are from something in which you are actively engaged.If you do your own property management, fix-it stuff, and finances, you are probably exempt from the $25,000 / yr limit.

We just became aware of this development and met with the agents involved onsite yesterday.

Typically a good marketing campaign would involve 3 to 6 letters or post cards.

Court house auctions involve too many unknowns since you cannot inspect prior to sale.

Buzz - are involved at all in real estate?

Commonly insured by FHA, it involves no monthly payment and the deferred interest accrues to the balance.

Wish the realtor wasn't involved, and I could talk directly to the seller.On another subject, I hear about people doing lots of deals, I have been "looking" for several months and have only done one deal(I purchased and rented out a Fannie Mae 1br).