Does an agent want to run around showing 10 different clients properties all day hoping someone buys something or does this agent want to get to know exactly what 2 or 3 investors want and feed them all year round because he or she knows they will buy?

If management charges 1 month's fee for lease up, your management expenses jump to 20% (10%/month plus 1 month's fee, which is about 8%, total of 18%, round up to 20).Depending on the situation, water can be significantly more expensive.

@Kelvin Hamilton I don't have any experience with Trustee's but it sounds like from what you're saying you won't have contact with them at all for the first "round"; especially since you said they are tabling offers until mid January.

After a few rounds with two other bidders, we won the auction at 38k.

Answer - Don't use this one.Recast the loan adding the repair total to the loan amount so it looks as follows:Loan Amount:  $15,460 (rounded up)Rate: 8.0%Am/Term: Plus 12 months (60 months for this loan again)P&I Pay: $314LTV: 77% (at $20k ARV - 62% at $25k)So, with the right kind of creativity, you can 'actually' create a real win-win and not just talk about it.  

Also how many people are going to be able to round up the capital to buy a portion of his portfolio ?  

I'm going to use round numbers: Purchase Price: 160K for six units.

I was looking forward to the round-table on the 22nd.

First round send yellow letters, 6 weeks later send professional letter, next 6 send postcard.. and then repeat. 

PMT - $500Rate - 4%Calculated Term now = 19.44 YearsWe round this to 18 Years for good even time frame and recalculate for payment.