.($200)/moNet to service debt.......$213/mo$213 payment @ 7.5% for 30 years is...$30,500 (rounded.So your $39k deal may not be that great....

The California Franchise Tax Board ("FTB") has ruled that certain types of installment sale transactions that have been "structured" or "drafted" pursuant to Section 453 of the Internal Revenue Code ("Code") and have been promoted and used to "save" failed 1031 Exchange transactions will not qualify for tax-deferred treatment in California when used in this manner.California FTB is Aware of Certain Installment ArrangementsThe FTB is aware of certain arrangements in which a 1031 Exchange investor and/or Qualified Intermediary attempt to convert proceeds from the sale of the investor's relinquished property that is part of a failed 1031 Exchange, or any unused proceeds from a partial 1031 Exchange, into an installment arrangement such as an installment note or other similar arrangement in which payments are to be paid out over two or more years.It was made clear by the FTB that these arrangements do not qualify for a deferral of gain recognition under Sections 453 or 1031 of the Code since, among other reasons, these sections and the federal doctrine of constructive receipt do not support such a deferral of gain recognition.These tax-deferred installment sale transaction structures have been promoted under various names over the years, including Private Annuity Trusts, Deferred Sales Trusts, Monetized Installment Sales, Self-Directed Installment Notes, among others.Qualified Intermediaries Put On Notice1031 Exchange Qualified Intermediaries must withhold and remit certain amounts to the California FTB when a 1031 Exchange either fully or partially fails.

I am very interested in how to go about this, not only so I can try to get this lady's house sold, but also so that I can more effectively monetize my direct mail marketing.In summary, do I need to have an LLC to submit a short sale offer to a bank?

@Liz ChenI can probably guess the property you're talking about.It's in parity with other turnkey offerings for the past year that I've seen (not to say they're good investments), and I'd agree with what @Nick S. said - about $400-500 / mo net income only if you pay all cash.  

If you have any doubt in how to monetize this, refer the opportunity to her because she knows how to turn leads into deals.K.

Paying for a current, full FNMA appraisal, and taking it apart reading each page, understanding the nuanced differences between each comparable property and then driving each comp used with teach you a lot.And then there's the question of how you intend to monetize the opportunity.

Of the 5 or 10 or 20 deals that you look at this year, you may only keep one or two, but wholesale and monetize the rest of your leads.

Heloc's are a great way to buy flips and also to monetize all that equity.

Now I've seen a couple posts where others have mentioned that they are not your typical RE agent (driving buyers around, and bothering family & friends) and use their license to better monetize leads for flipping and wholesaling.So here's my question, in what ways can i actually use a RE license to make me a better investor and vice versa? 

Hoping to monetize of the leads in the meantime if I could.I also have a full time job for the family business that I will probably never leave and figured I wouldn't have time to really market properties well as a realtor.