1 Mill is Psychological number.

.@ Jason Scott - I have not tried it as I do not typically ever make offers on HUD properties, however, I am sure there is a way to scan in a blue ink version of your signatures/initials and then attach them in color to your PDF doc. - Worth a try I guess.

The house turned out very nice and the staging compliments your selection of colors well.I noticed a few things which might not be converting those lookers to offerors...

For a rental, the property would need some updates, I figured no more than 5k (clean the carpet if doesn't need replacing, paint throughout the house, paint the kitchen cabinets (hideous diarrhea-green color).

You might find a good qualified prospect that just can't get past the color.

Also, paint the walls a darker neutral color, it will not show as much wear and tear and will be easy to touch up when the tenants move out.

Foreclosures are also very high in these areas, so your comps get strongly colored, if not defined, by REO sales, so it's hard to get an appraisal that will support your targeted exit price.

Since there is no guaranty, I'm even further confused on the rationale for excluding.We all know that there is a psychology among investors that they want to feel like they made a good decision.

Contrast the wall color.

IE paint colors, roof (if needed) etc .. thankshttp://www.biggerpockets.com/photos/show/183671https://bp-v-newproduction.s3.amazonaws.com/uploads/user_photo/image/183671/photo.jpg