In my area Albany NY/Saratoga County NY, it seems as though even private sale $10k is the absolute minimum!

@Kristen SnedekerDid you find a good PM or even a bad one for others to know about?

Even though your Realtor might be good and helpful their ultimate goal is to get the house sold and no one will see the vision you have set for yourself, in the same light that you will.

Will I still be taxed on that 120k even though it just returning our initial investment $$..??? 

But if I put the money into buying a house, with the leverage of a mortgage loan, I can still earn about 11% annually on my investment on the appreciation, even though there is no cash received for the rent.

In the last 2 months I was receiving a lot of deals in my email account and I received a "great deal" from a small wholesaler; 2 hours later the same property address showed up in an email from one of the "big wholesale companies" 10k dollars more expensive... the property was gone even before I could call the small wholesaler.I believe both are useful and all of us need to make a living, so I understand their role in this business.

If the rate on your HELOC is higher than prime, then your savings will be even lower.We think we have the lowest fees in the market.

I know that's not a huge cash flow, and any repairs could make me break even.

Even with a great opportunity, trust is the foundation of any partnership.In my partnership, we had already worked together on multiple deals—me as the agent and him as the investor buyer—so we had established a strong foundation of trust.

If they're working with a bank/CU, then it's even less.