To qualify for installment sale you must selling an investment property, it was a rental for at least a short period. 

However what happens when the tenant vacates and now the unit has to be turned over/takes a few months to find a new tenant and during that same period of time the sewer line goes and you get hit with that $15,000 cap ex expense in addition to the vacancy and turn over costs.

Then, after I had experience and several wins, people were willing to partner with me on deals, or lend to me in second position for a short period of time to help with the down payment and with repairs and then I would pay them back when I would refinance.

Everyone in this Industry at least who sells RE to Homeowners NOT investors knows the cycles and right now the cycle is MORE LISTINGS period nationwide.. then come about Nov.. people slow way down B/C of the holidays and in other markets winter is slow because weather is so snotty..

ET says no employees period, even if part time. 

There’s no shortage of properties that could benefit from your expertise, and using your team during slower periods is a smart way to build equity and maximize returns.If you’re considering your first project, I’d suggest looking at duplexes in Belton, MO.

unfortunately, I think you are right - it's a difficult market for investors, period. 

It wouldn’t even be listed on Airbnb during this period so I wouldn’t get dinged by them for blocking the calendar.

A line of credit is adjustable rate with interest only payments that will have a "draw" period usually of 3-5 years for investment properties (usually 10 years for primary home) then will amortize over the remaining term after the draw period.

But secondly, we already build our profits into the deals and we made probably 160k among those 3 properties over a 3 year period of time with very little effort to manage once the tenant buyers were placed into the home.So yes, it is possible to make lease options very beneficial to everyone.YUP timing is important..