The regulations have gone out of control and the storm water management alone will run into the 10's of thousands.

Remember you don't have to own a property to control it.Download BP’s newest book here some good due diligence in Chapter 10.

I have lost quite abit of deals as well, most recently my old tenant called because there mother died and they asked if I would be interested in purchasing .

You would think though that as far as rentals go that because the inventory is less (homes lost to Sandy) that demand would exceed supply and push prices up. 

I like to consider, "Do I have enough cash reserves, short term paper investments, and access to cheap lines of capital (not credit cards) to survive 6 months if I lost my job and my vacancy rate went to 50%?"

I feel I will have more competitive edge by having more control over the transactions and having bigger leverage on selling properties with agents.

However, at least in Florida, if you hold a lien for more than 7 years, you've lost your investment.

The first line of my addendum reads: "This Addendum incorporates by reference the P&S Agreement between the Seller and Buyer dated ___, and should any inconsistency exist between this addendum and the P&S Agreement, this addendum shall control." 2 Critical Terms to My Addendum:1) In California, the standard P&S Agreements / Offers Forms contains language that an assignment can only be made if you get the express written consent of the seller.

I can't speak for every QI but the way we handle management is that while the EAT is the owner of record, you actually have a NNN lease on the property that allows for sub leasing so you control all expenses and manage all aspects of the property.  

Right now you have few options and are not in control of the direction of the situation.