I would like to arrange things so that the agent does not have to show us houses & does not have to search MLS listings etc.- we don't want to waste their time and can look ourselves.We just want someone to make offers for us and cover our butts with earnest money, escrow etc.

How far into the arrangement are they and when does the option expire?

This is also called factoring.In your case, it may be difficult to leverage this type of arrangement with just single property.

If it is, a cash for keys arrangement seems to be in order.As for the Section 8 tenant, non-payment of their portion of rent is grounds for eviction.

In other words, are the buyers or sellers sophisticated enough to understand the risks of a financial arrangement if it is disclosed or should something be disclosed in the first place.

I'll be seeing a few potential private money lenders in the next few days and will be discussing the prospects of using a SDIRA to create a mutually beneficial arrangement.

So, they might come up with some phoney repair requests from a tenant, and they charge you so called "arrangment fee (mine was 20% of any repair expenses).So, if I were you, I would stay away from these turn-key rental companies.

After a few deals, kept working with the same one and we worked out a good arrangement.

I also have arranged my personal situation to where I pay nearly no income taxes so these are not after-tax dollars for me.I also agree with JScott that money is really cheap currently.

As for Denver County auctions...In Colorado auctions are held by the public trustees of each county.Below is a link to the Denver County public trusteehttp://www.denvergov.org/clerkandrecorder/ClerkandRecorder/Foreclosures/tabid/437349/Default.aspxI have not attended Denver's Foreclosure Sale/Auction, but my experience is that the public trustees required a certified check(or other good funds) at the auction.I would certainly speak to expert before participating as it is a buyer beware (caveat emptor) purchase: -No guarantee that the foreclosing lien is in first position-No rights to inspect-Can be redeemed out by other jr lien holders after sale-Persons may still be living in the property and require eviction or other arrangements-Lessees may have a grace period to leave-All sales are finalI am not an expert and that is just my personal understanding.The aforementioned is personal opinion and none of the content should be considered a binding offer or agreement.