@Ted Akers  yes for instance this would not work well in WA with the excise tax of 1.78% or there about on title transfers.this was a low end deal in GA so it was a normal wholesaler approach I think the guy made 10k on the deal we made a few bucks and they absorbed the one closing costs and transfer tax which was probably nominal I would have to look at the hud.I can see this working in states were double escrows are not allowed any more... or if a wholesaler wanted to put to bed the thought that they are selling re without a license.. you know the wild wild west out there in that industry were basically anything goes   until it does not  LOL.I am NMLS mortgage banker sitting in the bullpen.. my license is on ICE but I do the CE.. just don't want to have to take the test again incase I want to jump back into doing HML.. so for right now taking title is a clear path.. no securities issues no licensing issues.. etc etc.. and 100% control. the only way I will do this these days.. but then again my clients are well known to me for more than a decade most of them and they are high volume flippers etc... so we have a lot going on...

I've found that what I value most in regards to real estate investing are the people who know about actual home repair and can approach a sale from that perspective.

Just make sure to talk to your accountant and legal team to verify that this approach is in the best interest of your particular situation.

What are the pros and cons to this approach?

Alan - How would you suggest to approach this from an investor standpoint?

With interest rates elevated yet property values remaining resilient, finding cash flow with a reasonable down payment is an incredible challenge.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

Your approach of doing the footwork and talking to neighbors is solid, but I know it can be time-consuming.Have you found any additional resources for skip tracing that have worked well for you?

This is a game changer, no guesswork, and a more data driven approach.

This field offers incredible opportunities for growth and learning, and it's great that you're eager to master it.