Maybe it is a sign that the market has started to rebound or maybe the law AB 284 Nevada passed last year has temporarily reduced the REO inventory.

From what I can see a hard money > refi deal maximizes the cash on cash return.Purchase Price: $47,000Repairs: $5,000All in: $52,000Rental rate: $900 / mo - $10,800 / yrCash flow: $450 / mo - $5,400 / yr (financed)CONVENTIONAL - 25% DOWNDown payment: $11,750Repairs: $5,000Closing Cost: $750Inspection: $300Total Expenses: $17,800Cash on cash return: $5,400 / $17,800 = 0.30CASH - Purchase: $47,000Repairs: $5,000Closing Cost: $750Inspection: $300Total Expenses: $53,050Cash on cash return: $10,800 / $53,050 = 0.20HARD MONEY > REFI 30 YRPurchase: $1,560Appraisal: $500Inspection: $300Closing Cost A-B: $750Closing Cost B-C: $0Total Expenses: $3,110Cash on cash return: $5,400 / $3,110 = 1.73Am I doing this correctly?

If the offer is accepted great, otherwise we move on to the next property.With the recent passing of AB 284 the number of foreclosure filings has dropped more than 80% therefore the number of new foreclosures coming on the market has slowed drastically.

Regarding tenants, I have class A, B, and C properties.

You might want to create an A,B,C option so the seller can't just give a NO to one option.

They also own free and clear and I see ab out a 2k per door in upgrades over time to bring out of the 1980's.

After he closes A-B, have him sell it to you on a contract for deed.

For all practical purposes, there are three grades: A, B, and F.

I am not familiar with a B-Corp.

Other tasks on my to do list are relatively regular, such as: analyze deals and make offers (once or twice a week), work on buying systems (1 hour per day), visit job sites (twice a month), pay contractor a,b,c (daily), etc, etc.