I am having very low margin on this property due to over remodeling.and what is the best options for me now?

Even at $49k you wouldn't have much margin for a flip.

Yes Tony a TRUE Triple Net the landlord will not pay those costs.Lately net lease companies especially credit rated tenants have been more demanding in trying to get the landlord to cover some costs.It is very important to look at the length of the lease and terms and escalations.With inflation if the rent increases every 5 years is marginal and they want you to take care of certain items with the property it can drastically reduce your returns.It's all about what returns you are seeking versus the security and consistency of the payment.Generally triple net will hover around the 6 to 9 CAP range but will not approach the teens in most situations.For those kind of returns you have to usually chase after value add deals but they are much more work than mail box money from a credit tenant.Credit tenants have risk which is why you also research heavily the health of the tenant today you are acquiring the lease and their growth plans for the future along with reserves.

It seems like many investors with large piles of cash (read Wedgewood, Griffin, PGP, etc) are buying at narrower margins these days because they constantly have to place capital.

In this deal you are paying 45,000 for a unit that rents for 500/month - not great at all, not even good, just marginal at best.

Is the bank going to agree to a short sale which leaves you enough margin to sell it to an investor?

Dan I would just look at how many hours and money you will need to put into this deal and what is the return versus working on other deals.I fit is a difficult deal but I make a lot I might take it on.I fit is a difficult deal with close to or the same margins as easier deals I might pass on it.I second talking to a probate attorney.You need to know for your state what the options are.Probate properties can be a nightmare when the heirs want different things or disagree on the value of the property.

pretty small steps...Yeah Don, I've been thinking the same thing, less profit margins but more volume.

If you own it for less than one year, the gains are taxed at short term capital gains rates, currently the same as your marginal rate.

(painting a rosy picture again).I just don't want people starting their investing career to get snookered into a marginal deal that sucks them dry and crushed their real estate investing dreams.Meanwhile a turn key company has burned and churned another one.It reminds me of new real estate agents entering the business and getting bled dry from businesses selling them stuff the first year until they have no money left.If you are a turn key company then I would have buyers that have purchased and have had great results on my website.Even their name and number if possible.