Houston just seems to be inundated with investors and prices are still high and margins for buy and hold too skinny in my opinion right now.  

( A well written (skinny) contract, all the right protection clauses and honest disclosures... automatic extensions.)This business has so many moving parts, seller personalities, dealing with relatives and third party know-it-alls, the estate, seller's agents or lawyers --- be prepared to deal with these gate keepers! 

For example, they'll agree with our financial analysis of a deal but say it's too skinny when it yields 30% to them.  

As a wholesaler you should know what to do and how fast you need to do it.Here are some suggestions:Write an offer for what she wants.Take title subject to the mortgage, keep the property, pay the mortgage and profit from the rent and appreciation -- orControl the property with a "skinny contract of sale" with a delayed settlement date, have a public auction.If you control the property for $65,000 and sell it at $80,000 you are doing well (need a partner).I'd say stop asking question and go close that deal.May I ask you some questions?

Know the difference between a skinny contract, and an agent's agreement, option, and a delay settlement.Good luck

Now with the internet and self serve website like zillow and etc, I'm trying to see how realtors will continue to survive in a world thats changing toward self serve to sell your house as well with so many entrepreneurial investors helping homeowners sell and buy.I'm not here to debate about realtors but, I think the realtors may soon become like the old CD getting replaced by ipods and itunes.  

I would divide my money into three categories equally.1) Flips and Urban Townhome/Rowhome/Skinny Mini Development in hot areas and lowest priced areas, but on the development structure so you pay zero for the land and don't finance your soft costs.2) 1.5% to 2% Cash flow rental properties using BRRRR in B class areas.

I've had to deal with most of these issues concerning both my own multiple retirement accounts.Since subtle, nuances can make big differences in interpretation, I've only felt satisfied by getting my pension guys, my two CPA's and my bookkeeper on a conference call to get the straight skinny. 

You can opt for a very skinny (12") floor-to-ceiling broom cabinet on the left between the wall and the reefer if you like.

Please give me the skinny on how HML works.thanks.