And importantly; I repeat IMPORTANTLY - even if I am 50% wrong, I will still get my money in under 2 years, which would be 50% Cash on Cash.Granted, there are some markets around the country where this is difficult or even impossible, in which case long term hold may not be the best strategy.

While he doesn't want to go over-budget too often (that makes him look bad), he has very little incentive to come in under-budget or to keep surprises to a minimum (unless he's doing your inspections, surprises don't make him look bad but will put more money in his pocket).In fact, by definition, the more money he makes, the less money you make...and vice-versa.

I know around here they can rush and get one done in under a week (contract Monday, close Friday).This is assuming you have no other contingencies, inspections, etc.

I buy a lot of houses and when I see a short sale pop up that I'm interested in then I'm usually at the property in under an hour and if I'm interested then the listing agent has a contract from me in under 2 hours from the time it's listed with assurances I've been to the property and will close on it.

It depends greatly on:The volume of calls you're getting (are you being inundated with more callers than you can handle?)

So, Wells Fargo has just accepted my short sale offer in under 3 months, which is great.

The property in under contract.

Check to see what is the process in your state and how long it will take.Typically the renters know that the property in under foreclosure and they realize that eventually they will be evicted.

I am almost finished rehabbing a property in Queens, NY in under two months.

I would like to think I picked a good deal from loopnet as it has appreciated significantly in under 2 years.