This are the details of the property.3/2, 1000 sq ft living area , 7500 sq. ft lot...REO owned by the bank, it was being sold at 64K with a note on MLS saying "This property is being occupied w/former owner.

I just pass all this info to my CPA and he sorts out the details.

Yet match it with an image that makes you appear approachable, straight forward and reputable.

I know Zillow isn't very reputable, but for the sake for example here is a link.http://www.zillow.com/homedetails/2500-North-Ave-Richmond-VA-23222/12527179_zpid/Second, I thought of Petersburg VA that's about 45 minutes away.

Fabian Johnson Maybe you can give us a little more detail?

For example, on Zillow, it shows this property was listed by bank on 12/21/2012 - but there is no price.http://www.zillow.com/homedetails/723-W-Las-Olas-Blvd-Fort-Lauderdale-FL-33312/43203838_zpid/However, if you press the "View Complete Details" button, it takes you to Wells Fargo where it listed an agent, but the status is "Coming Soon" and price TBD.http://reo.wellsfargo.com/WBREODetails.aspx?

I replied to another thread we're on with more details on what I'm thinking.

http://www.realtor.com/realestateandhomes-detail/222-Grove-Ave_Des-Plaines_IL_60016_M85510-89913Could this also be a supporting reason why CAP rate should NOT be your only metric in buying an investment property?

I always respond to the buyers thanking them and attempt to get details as to the type of buyer they are, how long they have been investing, what sort of properties they are looking for, price range etc.

You posted no details other than an 8% return from holding RE and claim t is lower risk than my suggestion through your arguments.I never stated that the higher returns were derived from or promised by "prophets".While I agree that typically, higher returns usually come with higher risk, a smart investor can achieve both double digit annual returns and low risk via note/trust deed investing.I also agree that understanding risks is important as they relate to returns.