Risk assessment, at least an accurate assessment is mostly impossible for an individual and I'd doubt it's that accurate at a mid size institutional type either.While I understand some of your unique industry, inner-office phraseology such as "capital waterfall" it's not that well understood nor applicable to individual note investors here, while I understand it seems to embellish some sense of expertise in a post, it's poor communication to our audience and simply takes us to conceptual aspects rather than realistic and relevant analysis.

Everybody has a unique situation, my wife and I are no exception.Our plan was to put our house on the market, sell it, and with the equity buy another house in another state, paid in full.

We should get together sometime.There's a good argument to be made for flipping in the eastern suburbs because the homes and neighborhoods are unique enough that the typical buyer is not very price-sensitive.

I've been busy but can't wait to dive into some podcasts and really explore the site thoroughly. 

So NOD at 120 means a foreclosure start at best 150+ days past due.Now add in some states which have mandatory exploration of foreclosure alternatives and we add some more time.  

I would recommend checking out the site, clicking on the 'Learn' tab above and exploring all of the information listed there.

Newest Internet Explorer version on Windows 8 is what I'm using.

I'll actually be down there in Wausau Wi visiting good friends of mine next spring can't wait to explore wisconsin. 

I know Oakland has a mix of good/bad areas and dont know much but am open to explore and learn more :-)

I'm south almost to Portland, but have been looking near your neck of the woods as we explore Camano and surrounding areas to book a vacation rental large enough for an extended family Christmas getaway.