Thank you for your extensive explanation of holding costs in addition to rehab costs.

I was thinking that this could all be counteracted by just a really low offer with an explanation of all the issues.

The portion of the income that is attributed to the non-IRA (borrowed) capital is viewed as Unrelated Debt Financed Income (UDFI) and subject to taxation.I unfortunately do not have the time for a through explanation of the tax, but for most investors it is of nominal impact in terms of both dollars and percent of returns.   

.#5 Make Decisions Based on the NumbersYour real estate investing strategy should include the financial parameters by which you determine if a property is worth purchasing.Your strategy may include details about: Purchase price range.Investment cash needed for repairs and upgrades before leasing to tenants.Financing strategy for the short and long terms.Bargain purchase (the percent under fair market value a property must be purchased).Immediate value increase (the percent in increased value you expect after making initial repairs and upgrades).Geographic area.Net income.Cash flow.Net cap rate (annual net income/total value).When you find a potential investment property that fits within the guidelines of your real estate investment strategy, you can pull the trigger based on the numbers rather than emotions and personal preferences.#6 Don’t Buy from Unmotivated SellersMotivated sellers are usually willing to work with buyers, so focusing on finding motivated sellers can result in making great deals as a real estate investor.

Thank you for the explanation!

It's really hard to go through the entire explanation in this format.Second, the more money you spend upfront doesn't mean you are improving your cash flow. 

I think it's okay for a mentoring fee, if you get LOTS of help and hand-holding and explanations from which you can learn.I think a 50/50 split may also an equitable way to pay for their help, but both is WAAAAYYYY too much to give up. 

Sorry-should specify that I would be looking for comps within a given geographic area instead of a comprehensive report provided by a service.

The letter would introduce me, the updated rate ($50-$100 increase depending on rate), and a brief explanation of my policies and procedures.

op=agent&act=webp...Kelly Upchurch is a broker-owner who use to be my broker-sponsor and assisted me in my first ever probate retail sale.This is her website: http://stonebrookrealtygroup.com/And Megan Laherrere is also a broker-owner and can be contacted through her website:https://www.megansellsplacer.com/All three are also investor friendly and yes, there are programs for the first time home buyer(s).On a side note the town of Pleasant Grove is in Sutter county but within the geographic area of Sacramento county.All three will be able to answer all your questions.