There are some who say you trust them, but when you are dealing with your money, credit whatever don't just throw it all into someone else's hands.It may be a lot to digest Im not saying try to learn it all, because we are all still learning everyday.

Some programs will allow you to finance and/or will reimburse you for site prep expenses, which is also nice.Before you pursue the infill/overhaul initiative and base it on new home sales, you should have reasonable assurance that your market can “digest” new homes.  

Stp, breath deep (twice) and think about it - (I suggest you glance at the sky while you digest this and breath deep)Example: an imaginary one, but will show the impact of commissions on bottom line. - a Flip.The Acquisition:Acquisition cost $100,000 (purchase price + closing costs)Rehab: $25,000ARV: $160,000 (assume this is the sale price)Assumed you get investor to finance you 75% of project: ($125,000 x .75) = 93,750Your equity (cash for "cash on cash" calculation): $31,250 (100000+25000-93750)Now the sale:Sale price = ARV $160,000Sale commission 6% ($9,600) - traditional listing agent.Other closing costs: ($2,500) (lets ignore the interest for this exercise)Profit: $54,150  (160000-9600-2500-93750) Cash on Cash 73% (54150-31250)/31250 ---- VERY SWEET INDEED.....BUT ASSUME YOU GO WITH A FLAT FEE LISTING SERVICE (FOR $99) AND OFFER 3.0% COMMISSION TO BUYER AGENTSale commission 3%+$99 ($4,899)Profit: $58,851 - (160000-4899-2500-93750)Cash on Cash 88% (58851-31250)/31250----- MUCH SWEETERYour see how a small % change in the commission has an exponential effect on your Cash on Cash due to this simple fact: Commission come directly out of your equity while commissions are calculated on the entire sale price, which a large portions is leveraged by the loan. - a change in less than 3% in the commission impact your Cash on Cash by 15% - WOW!

Not sure I know where I am going with this, guess I just wanted to vent, because I feel like I did something wrong by the process moving so fast, I didn't have enough time to digest everything, as far as my eyes could see it looks to be a good deal.

Once you digest that, it will help you make your way in the business. 

What's your sense as you've been digesting all the comments?

This thread really needs your utilization and commentary James before someone saying no that's not my market because they unable to digest the data LOL 

Make offer, let seller digest it.

@Alexander Hadiwijaya I also forgot to mention that we have a monthly digest of featured listings and regional news.

Most of the time if they call, I let the initial call go to voicemail so I can have time to digest their request.- Giving my home address for rent payment.