I still don't need cash flow to live on, but since it takes so much money to jump into another property here, and I think the market here is closer to the top than the bottom, I am looking at other areas.

Cars parked in the grass, needs mowing and trash in the yard.

Now probably back to closer to 800K.

Between the bored of stupidvisors, a host of tenant activist organizations, and of course rent control, average condos are close to $1 mil and homes closer to $1.5 mil.  

I would be offering closer to the 1.5%-2% mark.Good luck!

If you supply zero debt and are risking solely your time it is more common for the money to get closer to 80% of the distributions and the labor to get 20%.Again, there are too many unknowns in what you have presented to add much value on a message board with comments.  

It was closer to 30%, so I used that.I offered a 95% financed option (65% comes from a bank, and 30% seller carry back) at full asking price and the seller liked it.

You're much closer and on track than you think no matter which sectors you choose to invest in.For one thing you've actually got $580K in cash and asset equivalents. 

and they can act in concert with title and escrow.. but end of the day Title companies/escrow  close your transactions and they are all owned by the underwriter.. as opposed to attorney states were a attorney has  ABC attorney closer and is a title agent for FATCO... 

He challenged us to do something every single day for like 15 minutes to move closer to the next purchase.