This isn't to say a DIY tactic isn't doable, it absolutely is, you just have to work a bit harder.

Access to the MLS is great: setting up hot-sheets, really specialized search functions, running CMA's, access to tax records/mortgage/owner information, easy access to showing houses...Saving on commission or waiving it is great alsoBeing an agent is not the same as being an investor, they do overlap in some areas but think of someone opening 2 new businesses at the same time... it's do-able but.....

So 30 years should be doable.  

The property just has to cashflow.Their rates are around 8-9%, which are a little high, but totally doable with a good property.They have 30 yr loans available, so you don't have to refinance.They only loan a max of 75% of purchase price and their closing costs are a little higher than others, but I've used them before and they get the deal done.Owner Financing is the way to go when you can find it.

@Ryan Jenks  instead of going laterally go vertical come up to Oregon.. you can get 5 to 7 caps ,, 7 are tougher to find but they are doable. and no management headaches.as for the wipe out in Memphis.. they bought a 40 unit... for 8k a door it was 70 % vacant... broker feeds them a line.. that they can get it up and running and sell it for 40k a door.they proceed to dump 600k into it... so just under a million .. and were planning on making about 500k on a turn aroundWell that tenant base in Memphis that is D class you simply can't do from a far.. first managers are stealing from them... few murders.. and other violent crimes..

I sold 54 of my homes in Atlanta to a hedge fund for a nice profit but that was in the middle stages of the hedge funds buying sfr's... piece mealing them to investors at or under market is certainly doable.. but remember they are going to want to cash flow positive 200 a door that's what they want and are taught.. you will have inspections and all the rest.. so in my mind discount to market pretty heavy for one buyer.. maybe market smaller discount to market for investor.. and market to may little premium to sub prime owner occ.

. $10-20k is realistic and certainly doable, and that's far better than most buyers in our market are getting.And c'mon, I'm a salesman... it wouldn't sound very sexy if this thread was titled "CASE STUDY: How to Pay Full Market Every Time, No Matter What!"

After some difficulty getting ahold of commercial lenders, I found a broker to talk to who thought the credit / finance requirements were completely doable (~ 2 million dollar sale price).    

Although duplexes are doable, and there is opportunity there, by definition duplexes are located in rental areas, which often do not constitute "the best neighborhood."

Hello Amit,Yes, 3 month seasoning is doable. and some local community banks have no seasoning requirements.