My realtor says I am not and If we issue a notice to perform we will not collect the deposit which doesn't make sense to me.

@Kory Lutes  How will the property perform when it is 100% occupied by tenants?  

you need to get per approved by a top shelf lending company that the local realtors know performs then go shopping.

Searching for the next Flip/buy and hold.any advise from from fellow members would be greatly appreciated. 

Performance Title.

I don't believe in incentives, I take a scope, perform it, get paid, move on.

@Tracy Royce  in this business if your doing any volume your dealing with one or two of these a year.Always tough.. although what I finanally learned is that it rarely gets better you just need to bite the bullit and follow the letter of the law.NOt sure about protected class. but I have one right now in my market that could go that way.it took me 18 months to close and it was my first suit for specific performance in 42 years in the business... phase two is to move this person out.its a city lot the house was so bad I paid over 60k in city code enforcement fines to close escrow. that's just the fines folks..

(this is not advised)Some of the windows were newer so I only had to replace a couple windows upstairs and the basement.

A good real estate attorney that has experience with investors in many states could actually advise you on this.

@Ryan Klemetson I skip the lawyer most of the time in IL (you must have one in IA, and I review my own contracts and then close at the title company and have them perform the title search, rather than paying the lawyer to do it.