Private/Hard Money Lenders may also make very Short Term Loans in the following situations: where an investor is Closing on a property and then Reselling, or where the property is Under Contract to sell and a “Simultaneous Closing” or “Assignment of Contract” is not feasible.These loans are generally made to experienced borrowers who have an established relationship with the lender.

This is a cash or terms business.One tool is not enough.Situation - Free and clear pretty house ---> installment sale - private mortgage, low down, buy and hold or resell.Situation - no equity pretty house ---> sub2 or wrap or lease option assignment, exit rent out or lease 2 own or resellSituation - 20% equity pretty house ---> list it if licensed, sub2 plus noteSituation - 40% equity ugly house ---> wholesale flip or JV and buy it or JV with the seller (buy sub2 + note, own it, jv agreement, improve it with private money, list it, resell it, pay off former owner and private lender, make JV fee of 5% +)There are other tools but that is enough to get a strain on your brain. :)And just because you understand those tools, does nt mean you can persuade the seller to use one of them.Cash or terms. 

One of my wife's uncles was in charge of one of the properties which is zoned for commercial/residential, it is a 1708 Sqf office space/small warehouse on .36 acre lot.Which with some research it can be split into 2 lots.He let the property go to the dump, needs a new metal roof, and gutted, replace plumbing/bathroom, replace electrical etc...Now my wife’s Aunt is in charge of the estate and she was the one who approached me.She said they will "sell" me the property for $30K (estimates from Real estate agent say property is worth $43-$53K in current condition) Which then I could clean the property up and try to resell with the improvements.Now if I did replace the roof make the inside look nice and clean the overgrown landscaping I was told (real estate agent) it could get about $60K, but there are back taxes and liens on the property as well.Plus closing cost for when I sell it, I have run the numbers and it seems that I would MAYBE make $3000-$9000 conservatively.But I am real concerned over the fact that it is used as an office/commercial, and wouldn't this limit buyers?

Buy for $120k, resell for $127k, with closing costs in Both transactions.  

Is your plan to resell the property after you close?    

Rehab house and resell - need to determine rehab costs and ARV.  

Taking title either sub2 or land contract and reselling. 

Go back and read the many discussions  re park managers and Dodd Frank re selling homes in parks and Etc. 

These neighboring landowners are often the only real chance to resell these parcels.

Once down to studs - can GC take care of treatment and replacing of neccessary framing or do you need a mold specialist to come in and give "all clear" so to speak in order to resell house.We have read so many mixed messages about mold - obviously we know it is serious issue, but we also feel it is something people are overly scared of and super concerned because they are not going to gut their homes.