As an agent, by law or by market practice, you can be required to put a formal indication in all of your advertising that you are an agent.

The key is to have the proper team in place such as a title/escrow company familiar and capable of back to back closings, an attorney, to properly advise you and construct your documents for full legal disclosures and verbiage in your documents, and a quality transactional funder.With all of that, you can successfully complete short sale transactions.

The key is to buy every property at a BIG discount so that you are building a significant net worth as your debt increases.How much cash do you need for reserves?

Like with almost anything, the key to Tax Sales is knowing the rules and strategies to Invest with Success.#1 Tax Sales are SAFE, #2 (ROI) Returns are GUARANTEED, and #3 All Tax Sales are GOVERNMENT MANDATEDSuggestion: Attend a Few Sales at the Courthouse in your neighborhood.

Check out the neighborhood; understand the comps; determine any repairs needed; look at the leases; etc, etc, etc.However, assuming all that is satisfactory, the key point with rentals is to make money.Here is how I see your potential deal:Gross Rents: $3,890Operating Expenses: $1,945NOI: $1,945Mortgage: ($99,900, 30 yr, 8%) $733Cash Flow: $1,212 or $151/unit/monthThis is an EXCELLENT deal from a numbers standpoint.

Historical prices are not a true indication of the present value to the seller.To conclude I do want to push Jon's point.

Thanks, MikeThe key to advertising is consistancy.

As always, the key to minimizing long term expenses is sensible preventative maintenance, and using products that provide the best value.

If your market is slowing, the key is to get in and out FAST.Mike

Did the law specifically indicate that 1099's or other things (1098?)