If there is any advise or resources as to what avenues you would take or suggest to look at to help us make an informed decision as to how to go about starting investing in both areas of interest as mentioned I would love to hear from you.

But you mentioned something of note that I was not aware of:Homebuyers who purchase a property with cash can refinance the property using 203(k) within six (6) months of purchase, the same as if the buyer purchased the property with a 203(k) insured loan to begin with.That means you could refinance a hard money deal or any cash deal?

I posted this on another thread and wanted to put it on this one too...Just my 2 cents...I've actually tried a bit of everything mentioned on this thread.

I have me a nice 12 x 40 billboard.I am trying to get some ideas as to what to say.I buy all kinds of homes but I specialize in New Homes in nice neighborhoods and I have no problem with little or no equity.I know I want to sign to mention little or no equity, in some form or fassion.Give me your ideas please.

Just make sure he house has equity as mentioned above.Wells Fargo has loans that do not require seasoning as of 12/07.

Again, I haven't seen many applicants in this group that has good credit.Those were the groups that I mentioned in my post.

They mention that if you obain title through a foreclosure reconveyance and sell the property to someone else within 18 months, you are required to pay the original homeowner 82% of your net proceeds.

However, the law specifically mentions that giving the homeowner the ability to lease back the property with an option to buy is acceptable.

[NOTE: the following is not to attract other investors, this is to build a retail buyer list... like paidwell mentions you only want to present good equity/profitable deals to local investors]Start by selling your own house?

Anyone here use it.I had actually never heard of the program until a realtor mentioned it this weekend.They allow up to 35k in renovations to be wrapped into the loan if the ARV shows that the contractors work will improve the value of the home by that much or more.This seems like a great opp to get renovation money without paying to much out of pocket.