With the current market conditions and the excess inventory of bank owned homes most real cash buyers (the ones that close in 2 days) are looking for 45-50% ARV.

The $1500 operating expenses are things like taxes, insurance, management (even if you do it yourself), maintenance, advertising, office expenses, utilities (even if only during vacancies), legal fees, evictions, damage done by tenants in excess of the security deposit, etc, etc, etc.

I am a wholesaler and spend in excess of 40 hours per week viewing properties and tabulating the other necessary information involved in a wholesale transaction, which would be impossible for an investor with a fulltime job.

Things pulled back and the excess and bad inventories were liquidated through the RTC.This set things up for the bigger build up in the early 90's through the tech bubble and lurching even faster forward as the credit faucet was opened full in the late 90's and early part of this decade.

What do you do with your excess leads?

Any time I have excess cash I want to put into the stock market I simply buy Vanguard S&P 500 index fund.

The people of this country have been living a lifestyle far in excess of their earnings for decades.

My/one interpretation of the IRC is that by performing your own management/work on the property you are either 1. making excess contributions or 2. receiving personal benefit from the IRA.

It is also evident that you left out many of the operating expenses, such as management (even if you do it yourself), utilities (even if only during vacancies), office supplies, legal fees, evictions, damage done by tenants in excess of the security deposit, entity maintenance, lawsuits, capital expenses (not technically an operating expense), etc, etc, etc.You might want to read one of the 50% Rule sticky threads in the General and Landlording topic areas.Good Luck,Mike

The short and simple is refinancing a property and taking the excess cash out from the loan.