Personally, I do not believe fortunebuilders has a system that warrants the kind of "investment" they require.  

Assumptions:- $110k purchase- 3% closing costs- $0 improvements- Cash outlay = $25,300- 20% down @ 4.5%- 10% vacancy - $1200 monthly rents (no utilities, unfurnished)Gross income net of vacancy = $12,960If expenses are 35% of gross income - Cash on Cash return = 12.1%If expenses are 40% of gross income - Cash on Cash return = 9.6%If expenses are 45% of gross income - Cash on Cash return = 7%These are clearly just estimates but nothing I see would warrant further investigation from me.

Thank you.Did I correctly interpret your response in that (i) you think at least a primary LLC is the right way to go, and (ii) only if you have a ton of equity in an individual property does it make sense to separate into separate LLC... having (in the hypothetical example above) $50K equity in an individual property (~12% of Bobby's net worth) does not warrant the headache of having a separate LLC.

How are you handling reps and warrants?

The final straw was the 3 out of state arrest warrants he left in plain site on the coffee table.I contacted my rep and said the deal was off if he was still in the unit.

John T Reed is a blow harded old man with way too much time on his hands.A lot of his ranting is nothing but bashing others some for whom don't warrant it.He's just a bitter old man.

You are seeking entity financing---something like this one:Documentation: No Ratio, No Documentation Main Credit Score: 400 Credit History: Very Poor Debt to Income: N/A Occupancy: Owner Occupied, Non-Owner Occupied Loan Amount: $200,000 - $50,000,000 Lien Position: 1st Mortgage Cash Out Amount: $50,000,000 Loan Purpose: Bridge Loan, Purchase, Rate and Term Refinance, Debt Consolidation, Cash-out, Heloc/Line of Credit, Construction, Forward Commitments, Equipment Purchase, Unsecured Loan, Business Loan, Equity Capital, Venture Capital, Credit/Asset Enhancement, Takeout (const-to-perm), Home Improvement - Value After Improvements, Rehab, One-Time Close (const-perm) Property Types: Five Plus Units, Mixed Use, Farm/Ranch, Condo-tel, Retail, Warehouse, Raw Land, Hotel/Motel, Office, Care Facility Housing, Special Use, Industrial, Gas Station, Other Commercial Types, Office Condo, Non-Warrantable Condo Rate Types: Straight Fixed, Adjustable, Hybrid Amortization: 5 Years, 20 Years, 25 Years, 30 Years States: AL, AK, AZ, AR, CA, CO, CT, DC, DE, FL, GA, HI, ID, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, ND, OH, OK, OR, PA, RI, SC, SD, TN, TX, UT, VT, VA, WA, WV, WI, WY, International Special Features Drive By Appraisal, Borrower is a Corporation, Borrower is a Church, Borrower is a Trust, Borrower is a Foreign National, Non-Permanent Resident Alien Allowed, Borrower Owns Over 10 Properties, Mortgage History Only Reviewed, Bankruptcy May Remain Open - Ch.13, Bankruptcy from Filing Date - Ch. 13, Currently in Foreclosure, (bailout), Borrower with NO Credit Score Allowed, Score Only, No Credit History Reviewed, No Form 4506 Required, No Reserves Required, Gift Funds Allowed, No Mortgage Insurance Required, No Seasoning Required on Funds to Close, No Prepayment Penalty Required, Interest Only Payments Available, Less Than 2 Years Employment, Self-Employed, Non-Recourse Allowed, Recorded Land Contract Allowed, Unrecorded Land Contract Allowed, Less than 12 Months Seasoning Refi, (using purchase price), Leasehold Property Allowed, Less Than 2 Years Employment, Wage Earner, Rural Property Allowed, Seller Seasoning less than 6 months Allowed, No Minimum Number of Trade Lines Required, Less Than 12 Months Seasoning Refi, (using appraised value), Lease Option Allowed Regards,Scott Miller

In a specific market where buyer and seller are not under duress to sell with a marketable property it will be bashful to an agent who is looking to build a name for her/himself to submit a low ball offer unless if its warranted by some other reason.Properties or owners who have duress with value add potential whether from zoning, entitlements, legal, depreciation to functional obsolesence, sellers personal reason, and other can present a good opportunity for an investor.

I used to own my own company (Orchid and Hibiscus Nurseries) back home (South Africa) but found the market here in the USA not as fruitful and more streamlined to the pot plant industry as opposed to the connoisseur collector, definitely not enough to warrant further consideration.

Or would you try and utilize this to get your own deals, bearing in mind that you don ‘t yet have high income to warrant huge loans, etc?