Since you failed to do this for 3 years, I'm pretty sure most folks would say that you "withheld payment."

Good point Tracy and I meant to mmention tha as well, if you fail to learn you will fail to earn, you'll also become a has been real quick, which is worse than a newbie!

Only 20 people (according to wikipedia) have ever been convicted of failing to register, and 19 of them confessed.

Double post fail...

Without fail, everyone I made an offer on to see the property or financials ended up exactly like you describe.

This was my very first ss and then the learning came in - I had many failed deals after this and learned a lot.

"When I remember how many of my private schemes have miscarried; how speculations have failed, agents proved dishonest, marriage been a disappointment; how I did but pauperize the relative I sought to help; how my carefully governed son has turned out worse than most children; how the thing I desperately strove against as a misfortune did me immense good; how while the objects I ardently persued brought me little happiness when gained; most of my pleasures have come from unexpected sources; when I recall these and hosts of like facts, I am struck with the incompetence of my intellect to prescribe for society" ---Herbert Spencer

Vacancies are a fact of life, and if you assume you will have a tenant in place every month, you will fail.

If you really need to get an address for a beneficiary, then you can fall back on a skip trace if simple internet and phone book searches fail to get you that address.

In GA we have many failed banks but you do not in Texas.I just checked and their were only 8 properties showing for Texas.You would do better to call local banks directly in your state for defaulted properties on their books.Get a signed NDNC from your buyer to protect yourself legally.Many of the nice properties the banks would rather do a workout with the owners than take a big haircut today.So I get the calls everyday too from groups chasing a pipe dream for very little inventory.