This deal has more hair on it than just QCD:original owners were foreclosed upon by Fanny Mae;then the property was transferred or sold by Fanny to this bank;the bank has been sitting on it for 4 years and finally decides to sell, butin addition to QCD they want cash only (not even hard money);10% earnest money deposit - I have no problem with it if I can get it back in case the deal does not work out - but they allow forno option period and no contingencies of any kind!

Where I see some break down is this referring folks to rehabbers that are really not ready for prime time.. they either don't have the people skills.. they want to cut corners .. and or some are just nefarious in nature.

That's not to say that other Title companies won't "work with" investors, but the "work" you are most likely referring to is legal in nature and in providing those services as an inducement to get your business, these smaller title companies often knowingly walk across that solid yellow line. 

Downsides are you will have naturally high turnover and must account for the costs involved in those frequent turns - I did not factor this in when I first started.  

Chris Mason  not being a retail lending expert.. the folks that bought the manufacotred duplexs from us got loans maybe of a commercial nature and not FNMAthe stuff I am doing in Oakland now is all SFR.. so no issue there. and NO I don't tear the tag off.we affix it to a permanante foundation it becomes real property.

Unfortunately its human nature, but when we offer help with financing to people who need help, we have to help them.

I live in the Sacramento area so naturally I've been analyzing property close to me.

Now we are waiting for natural appreciation over time to slowly return us to them prices, it's been 10 years, we are getting close in some areas.Best

This plan also provides checkbook control, but has some advantages due to the 401k nature of the plan.As with anything, there are document providers and true professionals.

I've read a million threads where people hint at appreciation and everyone's hair spontaneously combusts and a lot of people start freaking out about not betting on appreciation and invest for cash flow.