Anything the news tells you is a place to be is going to be tough to get really good deals.You have a lot of people flocking there to buy stuff and people that don't know the area and are just getting into investing will pay more just because they don't know any better if nothing else.So if you are wholesaling it will be hard to compete if you have to buy stuff at <65% to be able to sell the established investors at 70% when they can by at 75% to resell to newer guys at 80+%.

Distressed property + Rehab = FMV (ARV) FMV-costs=profit Not tough.

That's a tough one.

Eastern Worcester county is a tough market.

I've heard about some tough situations with liens and brankruptcy filings.Is there anything you do (or can do) to investigate bankruptcies before purchaing a lien?

I can be tough and I have 30+ units, but I believe in reason and diplomacy first.

The saying in this case would be "Buy a house that rents well even in tough times, appreciates well (beats inflation), is in good condition (and will probably be for a decade), the buyer accepts your contract that uses a loan as the funds (instead of giving it to a competitor who has cash), and for under market value (because they are distressed or very motivated) - choose four."

Get a new appraisal to prove fair value too.

I've done deals in 10 states, I have never seen RE tax stamps on any deed, that may be further west of my neighborhood.Some older folks believe the Abstract of Title is or contains a deed proving ownership, these were/are books, like 5" x 12/14" and usually a couple inches thick.

I chose to down down the "Passive" path originally because I was too busy at work to do anything on the side and almost 13 years later it's still proving to be the right path for me.My suggestion is to consider whether you want to be "Active" or "Passive" and then explore the paths that exist down whichever makes sense for you.And, to answer one of your questions, you do not need to be an Accredited Investor to participate in some syndications (some allow Accredited Investors only while other allow Accredited and Sophisticated Investors).On a final note, I would be happy to help you on the Passive side in terms of questions, etc.