The developer does all the work and provides the financing so he gets the lion's share of rewards, but it's still worth it to the land owner to get a large check each month for doing nothing.

as for online lists, thats neat. most of the estates in my former turf (nyc) would appear on the MLS practically before the funerals, thanks to very aggresive agents likely eyeing those lists like a hawk.thus i never really thought of estates that would be investor-friendly let alone OF-friendly but can imagine in less urban/dense landscapes less estates would have already been grabbed up by MLSs and competitive market value offers they reel in.do intestate probates get assigned an executor or somethin or what?

I am risk averse to start with and I realize that risk-reward go hand in hand.

No risk no reward my friend.

A lot of the deals I'm seeing in Los Angels area where the CAPs are low are price for the HNW individual to buy and hunker down and earn something above CD's while they execute on a preservation of capital plan.As real estate investors though we just need to continue to search for and find deals that put money in our pockets at a risk/reward return that is appropriate for the market and our individual circumstances. 

It is maddening that you are rewarding them for their defiant behavior, but the bottom line is this should just be a business decision for you.

In most cases unless you are getting that the risk/reward is not worth it. 

There is nothing rewarding about what I do.

Its more important than rate because while the 2.15% or 3.30% doesnt sound like much its very easily avoidable to structure the loan to absorb these costs with out adding them to the loan amount (financed) if you know what you're doing.Its a balance between risk and reward but if we know the game plan its easy to greatly reduce risk while upshoring lots of upside, especially for your VA loan.Anyone can get a VA loan done but the difference is getting it done with the most efficiency so that you can supercharge your finances. 

Never say never, just balance risk, reward, and your solve for the problem at hand.