It's been a while, but here in Washington State I believe the banks are required to deposit the funds with the court system for a set period of time and the past owner was required to petition for them.

I thought Seattle was one of the markets that was doing pretty well from a seller's perspective compared to the rest of the country.

Make sure you have a 5 to 10 day option period included in your offer allowing you to cancel for any reason.

The beauty of a transactional lender is that you get to keep 100% of your pfofits, no equity splts needed, just pay the fee for the short time money usage and the rest of the profits are yours!

All of that will help and your properties are better than those purchased by the vast majority of new investors who LOSE money and are forced out of business in a short period of time.

I typically spend more than other investors in town on my rehabs but I feel that I make my houses slightly nicer than the rest, my average so far is around 15K on a house.

Does anyone know if loopnet has a trial period?

For the twelve month period ending Sept. 30, 2007, for single family homes and condos listed through the MLS, 39% of licensees did not close a single transaction. 27% closed 2 or less, 12% closed 3-4, 14% closed 5-9 transactions, and 8% closed 10 or more sales.

Since you elect to not be on title, what method you you use to control the property during the negotiating period?

Rest assumed, its not just a matter of submitting surveys and sketches and waiting.