There are newer banks opening now or that have in the last few years that have healthy balance sheets with little to no toxic assets.I agree that many of the local and regional banks cannot take the write downs on commercial or they will be insolvent.They might have only funded a few commercial loans that went bad but they were big ones compared to the residential notes they are holding.I disagree that regular sellers won't sell.Core markets have already heated up and have driven cap rates down for A product and A location to just a little above the boom times.The problem is the local to regional banks hold the majority of the commercial distress in tertiary and secondary markets where recovery will be slow and painful over many years.Recovery starts with A assets in major urban city cores and grows outward over time.There are many buyers looking to purchase and to get a standard commercial loan need a performing property with high occupancy.Otherwise they need all cash or a hard money or private partner going in.Restructuring of notes on the pre-foreclosure side with a capital injection is also gaining traction.There are groups that have to deploy capital in a certain time frame who have optimal areas.Once they see they cannot hit the numbers they want in that area they have to adjust the expectations of the investors,return the money,or branch outward to areas that offer greater returns more inline with the investors fund expectations.Regular sellers are selling.Cash buyers want a real low basis.So I am seeing sellers do a wrap or hold a second or other creative means to get a higher price with some down for a buyer.For the buyer it lets them leverage the limited cash they have into a larger deal for upside in the future.Example for a 40 unit with a wrap and all cash investor would demand 13 to 14 going in.

Having dealt with a lot of KW agents/brokers, they seem to attract/produce the higher quality professionals.

The intent is to separate it from the payment (assume the lender will go along with it; i've talked to them, and they will), and put "rental" income on paper, so that it could be used by the LLC satisfy debt/income ratios to secure financing on another income producing property.Can anybody cite code sections prohibiting this if so, or any relavant federal or Georgia statutes?

We, having identified what was going on, and identifying that we were basically powerless to effect any change in the system, should prepare our lives so that our family and friends would not be harmed by what was going on.Thus some, along with me began to learn more about eating healthy, inflation, economics, etc.

All of this new money would be put to use in productive projects, produce income, and raise "revenue" at the individual level for the gov-mint to tax.

sewer scoping is a very healthy habbit when buying a vacant house.

Propertys that may be close to a major univ, close to or on water, near down town in a healthy growing city, etc....

Agents that can and will produce but also require support as needed, not treated as a lowlife # within their organization.

If you can produce records that show you are engaged in the business, any busines, for say 25+ hours, then you have a business.

If your end buyer needs financing (assuming a loan of that size is available) it will be easier for them to buy when the property is producing income.