And sometimes appraisers do bring values in above market (happens to us a lot because we are willing to try to ethically influence appraisers).But, from a strictly mathematical perspective, you can argue that the existing appraisal and loan rules essentially force the market to stagnate or drop.

Reg D applies to both equity and debt offerings and the treatment for both of them are the same.

Depending on your states realtor association bylaws and ethics your agent may have been doing what he/she was supposed to.

Where do you guys think the line is ethically and pragmatically, and how do you usually approach important appraisals.Thank you in advance.

Ingrained in such complex process are the accepted practices of the business, the ethical considerations,  the local regulations, and State rules and laws which cannot be just understood by a person who has not undergone the same course study that every realtor is expected to learn and thereafter pass the state exam as required - at least in California.

A wholesaler is not bound by any such code of ethics.  

You would qualify for the home sale exclusion.flips do not qualify for 1031 treatment.

Keller Williams, ReMAX) As a broker, you can become a REALTOR by basically paying to get into the club to become a member of the NAR (national association of REALTORS) REALTORS are held to higher ethics and standards because they have to take extra ethics training and such, its great for any broker to get this designation and really the only designation i would suggest.

Robert, you need to verify rents to actual net income, average rents don't tell us much.As in other areas, such small parks could be under environmental guns, shared wells, water supplies, sewage treatment, septics, etc.You should be able to get past utility bills for each pad which will show vacancies.What's the value of the conventional home?

Every year, my homeowner's association has the owners vote to approve a tax resolution that let's the association use a more favorable tax treatment than would otherwise occur if the election had not been madle.If tax returns had not been filed for several years, then I am guessing the association did not make the favorable tax treatment election each year either, which will probably result in some tax levy that could have been avoided.