So many people are telling me that I can not use end buyer funds to close A/B part of deal - and I have to wait 24 hours after closing with HUD to resell property to end buyer.

I think you're saying that you did a wholesale where you closed the A-B with your own funds, fair enough, happens all the time.You also said that it CAN be done in your area with the end buyer's funds.

This is a 3BR 1.5 bungalow in a B class neighborhood.

That way they can never give me a BS excuse like "I mailed it already".

The kind of property and price tag that I am looking for, includingrepairs and renovation would be rehabbed SFR's of under 70.000$, built after 1995, in A, B or B- areas.

Overall, I think we have to discuss property classification when talking about cap rates or any measurement of price to income.I'll admit that I had never heard of the A, B, C classification for props before I was became a BP member.

I'm not disagreeing with Jason here, as that may be in GA (it's a strange state, lol) but....Here, when a double closing was done, they are two closings, the first a-b and the second b-c, if they are scheduled 30 minutes apart, c is in the waiting room reading a magazine while a and b and already in the closing room, they close and the closing docs are placed in a folder and a leaves with their copies.

That is, can you ask some questions and identify whether a person is going to be in your category of motivated seller for whom you can solve a pressing problem, and if they don't fit categories A, B, C, D, E, F or G you know you probably need to move on?

The A-B side closes, and the deed is sent to the B-C closing company and everything is wrapped up.

If asking too low, you may get derelicts.If asking too high, you may miss your target market.You can use various sites and A/B test by listing with slightly different prices and descriptions to find best price.