The condo values have not fallen close to enough to compensate for the increased HOA costs but sellers are reluctant to discount appropriate for the HOA cost increases. 

We all know that misery loves company, but try taking a different approach and see how things work out for you.It's been clear for the past couple of days that something or someone has hurt you tremendously, and we're sorry that happened to you. 

Hi, what Kevin is saying about compensation is 100% correct, but may be slightly different here if you request for discounted rent rather than receiving cash compensation directly.

These numbers have risen tremendously though and with interest rates it is harder.I like your Galveston idea because of the area and the amount of people that will probably be selling as they see it takes way more work than they expected.

Tremendous insight into how to be a great agent that adds value to your clients.

This allows you to buy into a great neighborhood at a substantial discount, as the stigma of Youngstown will force a discount on all properties in it.

You have better control and a deeper discount with pre-foreclosures. 

This can get to 100% end financing in more expensive markets with smaller ARV discounts....though positive cashflow is a separate issue that must be overcome :)   Question: Is there anything in Freddie/Fannie rules that would prevent me from the scenario below?

This makes sense given the tremendous growth in home equity over the past 5 years. 

For the first loan the bank has to take the "Niederstwertprinzip" in account, that means, even if you buy at a huge discount, the bank can not appraise the property higher than your purchase price for that loan.