If only I could get a dollar $ for every time an investor asked me that question.You see guys, it's quite simple.Since our price points are super low (Only $60,000 - $80,000).Most of our investors have more then enough cash to purchase quite a few homes fairly quickly.Thus, we don't have a need to wait for 6-8 weeks to hopefully get the deal across the line via financing.To be honest, we also hate working with lenders and appraisers.Most of them drag their feet and appraisers are super conservative these days due to the Fannie Mae guidelines that were introduced after the fiasco of the Global Financial Crisis.So they are known to intentionally use foreclosed comparable sales to under-appraise properties just to protect their own A$$.This isn't genuine and I've always believed that if you can't fix something or make it better.You need to eliminate it.That's why we have eliminated all financing when buying through our company.I'm sorry.Now, for all of you thinking that you are getting a turnkey property as a "safer" investment for "fair value" just because the turnkey provider offers financing.Think again.After being in real estate for 10+ years and buying/selling over 500 properties world wide.I have seen all of the dirty tricks.An easy one is to influence the appraiser by smudging their eyes with supposed work performed on a house that never really was.Like a "converted attic", "newly installed HVAC", or a "rehabbed garage", etc...Most are too lazy to check these items and will just mark them on the sheet as "done".All of these items would unjustifiably increase a properties value in the thousands if not tens of thousands of dollars.At the end of the day, there are always going to be bad apples no matter what.Your job is to find the good ones.No matter how you decide to invest (With cash or financing).Find the right team and you will do well.Find the wrong one and it will end in disaster.I wish you all much success and thanks for reading.ps.

Our property is situated in the mountains, approximately 100-150 feet from the waterline, and I can see the lake(State Park) from the property.

We'll restore the riparian zone and install year-round water for wildlife (deer, elk, bear, wolves, and more).

They have been dragging their feet on getting me the contract. 

Think kids with wet feet running from the pool to the house. 

We'll install year-round water for wildlife, forage plants and grasses to bring critters onsite and create an oasis of biodiversity which will compound and spill over to the National Forest lands that surround the property.

Then a series of body weight exercises and dumbbell work rounds it out for me.As far as intake, I cut out ice cream and bought a Ninja Creami to make my own. 

let's use round numbers.say you could get it for $175K and the rehab budget is $50K. 

Drug his feet on getting together the $12k down payment but eventually came through.  1 month later has missed the first payment.  99% sure I'll have to foreclose on him. 

Also I am open to either start doing wholesaling too if that gets my feet wet and start bring in some cash.