Here in Nevada it is considered an exempt transaction if the owner of the property is also the owner of the LLC that it is transferred into.

His firm usually acts as a Joint Venture Partner in real estate transactions but can be available as an outside consultant (feasibilty, land use, etc) for Florida real estate projects and acquisitions by development firms and or institutional investors wishing to enter the Florida market.

I hate being the low guy on the todem pole asking questions that probably should already be understood up to this point, but I need clarification on what seller/owner financing is and how it effects both the seller and the buyer and basically how it works?

I'm not sure if short and simple or specific and detailed is the way to go, for my letters to absentees.What do you think is most effective?

I've found that most LLCs that I've looked at have been a revenue generator for an attorney rather than effective protection for the landlord.I never had an LLC for any of my properties, 16 SFHs at one time.

To renovate these houses wouldn't be cost effective.

I dont know if the value of anything that anyone owns is ever under their control..............but I think that the answer to the question on the topic is obvious....Developers are holding to property longer because of the overall institutional freeze on lending and credit markets, and the effect that it has had at the retail level.

Plus, you have all the exorbitant costs associated with RE transactions.

Click on the video in the link to get his thoughts.http://www.cnbc.com/id/26867866He talks about the dire situation effecting the credit markets last week and the consequences of doing nothing.

Its part of the closing transaction.