Irony of ironies that folks using hard money loans are paying for their own possible foreclosure, but this is also the reason that frequent repeat customers of a hard money lender typically pay less in points as the relationship progresses.

I own property in south Texas, and don't have friends or family there, but we visit there frequently so have learned a lot about that market.

It's the flip period, when you have to travel to the property frequently, that will be difficult.

not a fan of del city due to some hoops they make you jump through but if the deal is cheap enough i would buy there too. 

Personally, I'm not such a fan of books, blogs or podcasts that have quite deceptive titles suggesting that creating substantial wealth and financial freedom is attainable in a short amount of time.

I just want to understand realistic comparison of reg sale vs reasonable and maybe more attractive seller financing structuring taking into account future short/intermediate term interest rate trends and Time value of money (that I am a fan of learning more).As a side note, being a health care professional I am amazed and always puzzled by financing and real estate.

I think most lines of credit won't have an amortization schedule, because they are meant for frequent smaller purchases, I have no clue about the rate though.

Couldn't have said it any better than @Whitney HillI pull together this type of deal frequently.

*One is section 8 and has become a hoarder and gets frequent fines from the HOA for items left outside (two partners don't care because the rent is always paid) * One is a tenant of almost 2years who pays on time, cares for the inside of the home but has suddenly stopped caring for the exterior, and appears to have moved in a dog and a boyfriend but denies both.

I'm going to be a bit of a contrarian to the above posters, but let me first qualify my post by stating that your market will determine what you should do.We frequently install en-suite laundry in our units - in fact, we have removed common coin-op laundry in most buildings of 6-units or less in favour of en-suite laundry - for the following reasons:electricity and, in most cases, hot water costs are transferred to the tenant;where water is sub-metered, water costs are transferred to the tenant;high-efficency residential laundry machines are about half the capital costs of commercial coin-operated machines;we can command $30 - $50/month in additional rent with en-suite laundry;by installing our own machines, we know they are installed property, with catch/drain pans and {going forward} leak detect shutoffs; andwith en-suite laundry vandalism of laundry machines has been non-existant ... and if a machine is damaged, we know who is responsible.We have a good rapport with a couple of local appliance suppliers and get called whenever they have "dinged and scratched" units to unload ... a small, cosmetic dent in the side of a washer - which will never be seen when it is installed in a laundry closet - can be worth a 40 - 50% discount.