We will find out today, where we stand, but the success in this is that we succeeded in getting over 8M in proof of funds to put this deal together.

I have no problem with listening, but God also gave me a discerning mind and two hands to operate the shovel when I need to.My dad, who went from being a penniless missionary to now owning over 300 rental units, once gave me advice that many investors could stand to follow:Shut up and get to work.Actually I was told that more than once as it had applications to about 90% of business/investing scenarios.

Mike,PITI stands for Principal, Interest, Taxes, Insurance so when I said PITI, thats all included and not another extra fee like you made it out to be!!!

Since deal was delayed, original seller banked the original non-refundable earnest money deposit of $10K without informing anyone and disappeared - left me standing to face the bullets.

The cases I have seen of DRE playing cops and robbers are few and far between and I never saw one end in a prosecution of any kind.I have seen some pretty dumb things happen to people at local board hearings and the DRE and they were not prosecuted as you point out but they did have to spend time in depositions and hearings for standing too close to the grey line which is the advice I believe you and I are both offering here.Its quite probable I've met more unlucky people than you have.I believe we are both hoping that Sean here does not join the ranks of the unlucky.

South in SC the mayor commissioned a task force lead by a minister (heavy emphasis on community councils) to fine landlords for leaving tenants garbage curbies out, any police action due to noisy tenants, require a local agent to stand in for the landlord (including allowing entry for codes inspectors, fixing problems noted etc)They want all landlords to register.

I would like to ask both of you who responded to this in a negative manner where you stand in the real estate business my assumption is that you are property managers not investors am I correct in this statement?

I suspect that's VERY GOOD NEWS for landlords (if you can stand the smell of taking a government handout).

You have to find a way to stand out.I just bought a Flip camera and testing it out.

So should I have my attorney write up the offer less the down since it's cash even though I know my agent will have a hissy:) I have access to the mls so I find my own properties and make offers through my agent who provides me with access to the mls...he has a great attitude since he is kinda new to the business, but yuo can tell when he is being fed old school agent silliness....I have told him that investors work on a totally different mentality and he is very open, which is great, but believe me I have had to stand ground many times already, but got soft with this one.