Let me explain how this hurts everyone involved.

I've been able to do investment property with 5% down stated income loans although I believe my initial deal with that person involved a 1031 exchange with a significant down payment.

There's a lot of traps involved in flipping properties some of them can get you in legal trouble.

no good.i've never been involved in a lease option transaction, but i know this much:the transaction must be "recorded" - i guess that means at the county offices and/or definitely notarized.a deed is drawn up that states the sale of the property will take place on X and is contingent on blah blah blah [the buyer fulfilling the lease requirements].if they don't, they lose their consideration (money down).

You sound way too emotional and involved in they misery.

Cash is king.In commercial real estate the transactions involve larger dollar amounts than most residential properties.

I'm glad you signed up and are getting involved here!

In other words, win-win deals for everyone involved.

I hope you're here to stay and get involved, not just to let us know about your business.

IMO the 'Best' Real Estate Company is the one your wife feels most comfortable with.The process involves meeting the brokers or office manager and deciding if she likes what they have to offer.