but in premise I think your statements are correct.and your correct in the day I had some pretty significant credit but no more.. have a different business model  we pay cash for everything. 

Find deals that give you say 10% CoC, where your outlay is no more than the 25% you already suggested.

I have tried auction.com, Hud homes and also the local sheriff sale but I could not find a single house which I could say is a deal and now I need your help to find a deal, how do I do it and that seller has no more properties left.

No more dilly dallying :-) I look forward to getting to know and hopefully meet in person, other wholesalers and investors in and around Harris and Fort Bend counties.

It appears that they have it under contract now (for no more than the $47,500 list price I would assume) and they'll have it sold immediately for a nice profit and not even have to pay for the rehab.  

Congrats on finally making the post and no more lurking =).

The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs"...Or, as @Charlie Fitzgerald suggested, 25% down on 4x $100k properties to begin with (but, in accordance with my suggested "trick", each should already be worth $130k+)! 

Our option fees are no more than 5% of the asset value and usually only 2 - 5 thousand dollars.  

If you want to name 4 or more properties you are ok as long as their agregate value is no more than 200% of the value of what you sold.3.

I will pay no more than 100k for a property, but will start at 95k and work up if needed, etc--maybe I will get it at 95k or maybe at 100, but anywhere in there is acceptable to me).At least, that's how I understand negotiation in other areas.