Mike,You rail against the naive investors who do not know how to evaluate a deal.You now declare that other investors seem to be OK with lenders so you are not concerned about being shut off.Do you know Ed Garcia?

Another issue with the SAFE Act is the principal pay down required prior to a balloon, so attempting to have the buyer assume amounts under this issue is another problem.Other issues, with subject to deals, death, tax liens, judgments, bankruptcy of your seller will bring your deal in the light of day, it's your responsibility to sell to the buyer.

Other visitors were also professionals like doctors, engineers, college professors etc. ...Many of these same professionals can be going through money issues of their own - like foreclosures, divorce, bankruptcy, medical collections, etc.

There lease is up on the 26 this month and they just moved out on the 3rd.The tenant has requested to not pay rent this month because of termite/mouse problems and has declared the apartment uninhabitable.I know there are some pest issues but I get them treated every year.In their lease they are supposed to be responsible for pest control as well, (She says that is not legal, is it?)

I also routinely see people ignoring call risk in subject-to purchases, ignoring suit risk in wholesaling properties they have no capacity to buy, ignoring bankruptcy risk for wrap sales, etc.

Afaik, if you're declaring "gifts", that means: you've genuinely been told by the givers - it's yours, forever! 

All that just to say I have experience with Auction.com and they seem to be a pretty reputable business...at least here in AZ.I DO know that on all of their contracts, within the "fine print", there is a reinstatement clause which covers their butt in the event that the owner has somehow reinstated their loan with the lender, or filed bankruptcy to halt the sale, or SOMETHING to legally halt the sale. 

We filed bankruptcy b/c of a business failure, I got a job as a software engineer, and we're just now back to a bit or normalcy. 

Quick History:I'm looking at the title records, and I can surmise the owner went into bankruptcy and lost the house in 2015. 

Retirement accounts are protected from bankruptcy and lawsuits, so even if things go bad with your real estate business, it is nice to have a nest egg in your golden years.