@joel, FHA will finance non owner occ??

When you talk to finance people they act like they are lawyers.

The homes don't have MLS sale history until they are listed after the rehab has been completed.If you don’t mind shaing, how are you financing your deals and do you do the work yourself?

With a 203k Renovation loan, you can also finance in your payments if you are doing a major rehab. 

i'm currently trying to buy on seller finance. 

@Jorge Vazquez we stopped doing signs over 10 years ago.We had a separate phone number on our signs, so were able to track traffic & applications from them.We were getting more & BETTER leads from our online ads then the signs - so an easy choice to stop using them (also time & money savings).

To thrive in real estate investing, you must maintain a firm grip on your finances.

Some have done owner financing with an agreement to pay all interest and equity splits when the home sells others have done it where they do a quitclaim adding their name onto title with the seller so once rehab is done the seller can't try and cut you out of the deal. 

To thrive in real estate investing, you must maintain a firm grip on your finances.

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.