I can see how the words "Capital Management" might be confusing to you, but that is what we do...manage capital, ours and other investors.

My reno budget right now is $15k without seeing the unit and we are awaiting word from the bank.The seventh property I did not get to see as the agent had the wrong lockbox code and it took a few days for him to get it.

In other words, if HUD is countering at 70% and I make an offer on Wednesday that is less than their counter-offer, but they are already planning a price drop on Thursday, is it possible that I might then get the deal without them ever even posting the price drop?  

You can also set key word alerts for items or areas of interest, like " multi-family" or "Oklahoma". 

Background: I recently posted about a fourplex that is on owned land, but that land is basically only the footprint of the building: http://www.biggerpockets.com/forums/311/topics/150...I just received word from the listing agent, who finally got info from the seller. 

Your attorney will help you word the contract. 

Then I make my offer and DON'T SAY A WORD until they respond!!

Here's a new word for your toolkit: "Patience". 

I had a gentleman leave a voicemail message yesterday that made me laugh, I quote "If you send me another letter I am going to sue you for disrupting my happiness and my contentmentness (yes he used that word)"I just want to tell these people "You could just throw it away next time."  

The rest of you guys I appreciate the calming words.