This budget works depending on the area you are looking.If you don't like how your agent is performing, then get another one, but ask yourself are you being realistic in your search (An example would be looking for a duplex in Northern Liberties, or Point breeze with your budget and all your wish list items checked.

@Andrew Ware I honestly would prefer the idea of multifam but I figured that would be a very hard task given that I work 12 hour days at the moment.

@Christian Jones - Do you perform Phase 1 ESAs on residential properties or commercial?

The additional inspection was performed by an abatement expert and went towards the price of removing the asbestos.

Draws cost around $150 per draw, so you may want to limit the number you do and work out a deal with the contractors to perform part of the work and get paid the balance from the draws.Hope this helps.Stephanie

@Shawn Davis While I'm just getting into the purchasing game as opposed to the selling game, I know lots of investors who have built their entire portfolios (very well performing portfolios) in this market.

He has tasked me with finding vacant lots however possible.

The usual course of affairs is the the heirs get the property at a step up and if they want to continue real estate investing they will either sell immediately with no tax or they will continue to hold for a period of time and then start performing 1031 exchanges themselves.As they get closer to an age for retirement or when they get tired of active real estate management they will position their portfolios from active to passively managed properties and philosophically from growth/appreciation properties to cashflow/maintenance properties. 

The CCR's for this specific POA allow the Board President to sign over real estate so long as the Special Meeting procedures occur.I figure if I get a Quit Claim then the County may not allow me to re-Plat as I may not have sufficient Title to perform this task, or the abandonment process, which means the RoW land would not be marketable to future buyers - rendering any investment in it useless.  

The deals that I've seen with no contingency are deals where there was a lot of competitive bidding for a desirable asset.There are at least 4 scenarios where an offer without any contingencies can make sense1- Very low earnest money with non performance penalty limited to earnest money2- Long future closing date so purchase contract acts as an option3- All due diligence completed prior to execution of purchase contract4- Willingness and ability to purchase all cashTax sales, foreclosure sales, final sale auctions are all examples of purchasing a property with no contingencies, other than perhaps good title - and at foreclosure sales even that's not a given!