As someone who dabbles in day trading once in awhile, I always set my exit strategy before going into a position, taking gains or losses at predetermined prices without (much) emotion in order to profit or cut my losses early.As a young real estate investor with a full time job, I have been acquiring SFH rentals at 60% to 70% discounts from 2006 highs in the Phoenix market.

You probably want to chat we a lawyer to understand NV law and your position.

If you have the money available, maybe you should offer a large EMD when you do make an offer through her--that might get your offer more attention.If there are only two REO listing agents in your town that could be a positive for you--you can develop a rapport with both and come to understand how they like to do business, maybe they will give out the codes once they trust you.

There are impact fees which drive up costs, etc.My strategy in today's market would be only buy the existing duplex if you can generate positive cashflow meeting your return requirements.

This is likely your highest valuation, but it needs to be positioned appropriately for sale, and a good listing agent will be useful.It is alternatively a straight investment property that would probably sell at a 9-11% cap in a "nicer" area as you describe this, but your local market will dictate this number, there is wild variability from market to market.

Not war zones, but interested in area any where I can buy positive cash flowing properties.

I have read that the hypothecation lender would be lending in an unsecured position as well.

That would be unethical in my eyes but again ethics is a subjective topic.You have to remember that just because you reason things a certain way does not make it the only way or the way the rest of the world sees it.There are many people that have very different views from me.As long as it's not breaking the law I will listen to what they have to say and try to understand but I do not have to change my position.I can change my position to their position on the topic 100%,change part of my position,or change nothing at all.Interested to hear others thoughts on this.

I understand his position tho, but unfortunately there is nothing he can do.

The owner might be in a position to offer 5 years free if there's no loan on the property.