@Ian Kearns I get first month and security deposit when we sign the lease and deposit the funds immediately.

Hi Ian Dunross , my understanding is that the larger (more popular) markets (Florida, Atlanta, NY) has a lot more investors as well as wholesalers but don't let that intimidate or worry you.

@Ian Fisher  I think the major difference here is the accredited investor rules..

thank you Ian,  I will check that out!

Ian I am a realtor in that area and can probably just find you a house for that price in reasonable condition.

@Cary Ferguson Jr @Ian Walsh your words are so true!  

Jermaine here, yes Ian is right and we had one of those countries in the building where we bought it, a 50/50 split we got a check for$45.00 to $65.00 every month, with all the rehab we have to do to the building we never gave it any tough, after our rehab was done we decided to get our own and our take went to $125.00 to$150.00 a month.

Numbers: AssumptionsPurchase price: 96,000Down Payment (4%): 3840Closing Costs: +-2500-seller is paying 1100Loan amount 92k with a payment of 495$ monthlyGross monthly income:1,500Property Taxes (annually): 1500Insurance annually:1500Maintenance reserve (5%)Vacancy allowance (10%)Now for the Cash flow Analysis:Gross scheduled income: 1500vacancy allowance:150total operating income:1350taxes:125insurance:125maintenance:75minus total operating expenses:1025minus mortgage payment:495Net operating income:530x12=6360 annuallyBy no means am I an expert at running these numbers, would love feedback

Ian,Thank you for your response.

The path I want to take is working with motivated sellers who are willing to provide seller financing while transferring the deed so then I can then resell the the deed to a motivated buyer and in turn for me become the bank that controls a note on the property.I have found guru course out there like Ian Flannigan's "Hidden Cash Flow Fortunes" which cost a arm and a leg ($1,497) to get started with.