If your contract can't survive all kinds of mishaps, not only can you lose money, but you can easily end up losing big money or even end up with a criminal record, even if you had good intentions.

A letter of intent with a sale price might get my attention, but that would just be a phone call to my client and not an exciting phone call at that.

Well there are always 2 sides to every story.People will almost always slant their position.Most problems come from not doing upfront work.When you work with anybody in any capacity EXPECTATIONS from both sides have to be set upfront.Once you have the talk the broker will tell the buyer if they are being unrealistic or they do not want to take on that business.Once misconception out there is that brokers/agents are a dime a dozen.CRAPPY brokers/agents are a dime a dozen just like CRAPPY buyers/investors.Great brokers/agents are in high demand and sought after just like serious and realistic buyers/investors.You can't expect a serious broker/agent to SHOTGUN a bunch of low-ball offers expecting to take a ton of their time to hit PAY DIRT for you on a long shot.So all l am saying is for every nightmare broker/agent story I have 2 investor ones.As far as properties I always list the property or lock it up to assign.Some investors are trustworthy but many will stab you in the back and just want the deal.In GA if a buyer or seller try to go around me I can lien the property and stop the whole transaction from happening.This is commercial only not residential.I always test the sellers upfront before I list it.I always explain commission and how they can cancel at anytime but If I bring the buyer they owe a commission and I WILL lien the property.If they are an HONEST seller they sign the listing agreement.If they are out to screw someone they will balk at it.Digging out true intentions from both parties upfront keeps people from entering into bad relationships.

For lending purposes the tounge is generally removed, wheels and axels removed and the home is set on blocks, FHA requires it be tied down and skirted.So unless the MH is affixed to the property showing the intent to make the personal property converted, it may be viewed as personal property as to the lien.As for the liens, the MH lender will remain in a first position but that lien cannot attach to the land.

The revenue code seems to be pretty clear that if my intent is to sell the property, even if it's on an installment sale, it will be considered a dealer transaction and not an investment.

I understnad the churches have no mal intent and are there to help 100%.

So, it depends on the real intention of these operations.

They are still taking calls and may even present offers to the seller who could accept "in the second position" if yours falls through.Explain your intentions of showing the house and ask that they or the seller agree to taking down the sign.

:So, my goal is to teach them a business so they live without debt and not be at the mercy of CEOs and stockholders with an eye on the bottom line.Your intentions are good but your kids may benefit from having a different teacher.

Different story on the selling.However, I want to purchase short sells with the intent of selling them for a profit.