The black cloud over dealer activities is that the IRS can arbitrarily determine that ALL of your activities are dealer activities- all of the sudden you effectively lose key advantages of investment property, most notably capital depreciation.

Also, don't buy a screaming good deal when a wholesaler approaches you with one.Bottom line is there are the black and white areas, and there are the GREY AREAS.

On the other hand, if it's in the contract in black and white, it's there for all to see...no need to sign the contract if you don't like it.But to answer your question, the way I reconcile the above is that no licensed agent will even try to move that fast.

Anne Johnson you are very sweet advocating for her.Rather than whispering, she needs to pull up her big girl panties and market herself as a kick butt virtual assistant hired gun, who is more a PROPERTY OWNER WHISPERER, and can interpret the next moooooove of us landlords and git er done even before we ask.THAT would make her indispensable, and much sought after!

Now there's black flight.However, if you want to invest in the suburbs, there are some good buys and a strong rental market.

You must be ready to increase you gas pipe by one size,,,if your running 3/4" black pipe get ready to increase to 1".You must run a dedicated 120 volt circuit to the unit.You must ready ready for maintenance ie flushing out the unit with a mild acid solution every 4 to 6 months,,,,If you can handle that,,,,,,the good news is ,,you now have a water heater that will last and last a long time without replacement ,,,,,if youll do the maintenance,,,,no more leaky tanks,,,,,,if your unit fails its usaully an inexpensive electronic component problem ,,easy to change out ,,,,OK gang ,,Im off my soapbox,,,,Best of luck in 2014Dave DoyleLos Angeles

It's easier to walk away from the promise if it isn't set forth in black and white with the buyer's signature on it.

This thread reminds me of the book "Black Swan".

I remember in high school when internet was first coming about.Me and my buddies went on there and he was in the chat rooms.Over the few weeks he started talking to this girl from the same county and she gave him a picture.He then set up a meeting a few weeks later at a Kmart parking lot.He told us at school the next day that he drove up and she was HUGE and he floored that sucker and got out of there!!

Hi Jeff,I have personally used bestvaluecopy.com for black/white copies.