@William CarrI have detailed notes on a lot of different software for real estate but there's a huge difference between bookkeeping software, software to track rentals, and software used for doing mailings and contracts.

If only I had a crystal ball ;)  your already WAAAAAY ahead of the game  carry on  !!!!

And an even larger group of people are wannabe investors that aren't willing to put forth the effort to learn and carry through.

Hi Marian,A few thoughts, although I don't always advise pulling money out of your house if you cannot afford the additional cost of mortgage.Depending on availability in the area I would recommend finding a duplex/triplex that you can put 20% down on  using 100k of your capital and spending the 75K on the carrying cost and fix up.Search beyond your local area. 

Give her the price she wants but ask her to carry the note for a few years with a low or zero interest rate and no down payment.

Since I'm not actually carrying a note, I would not have foreclosure as recourse, so how do I address it? 

Any recommendations for specialty hardwood resellers or folks carrying discountinued hardwood products at a bargain? 

This is how I would structure this deal Shequila:Offer price: $65kDP: 20% [$13k]Seller carry paper: $52kLoan term: balance amortized over 15 year at 5% interest Exit: Balloon Payment at Year 10 [Seller might counter this, so use as a negotiation element (reduce to, say, 5 years)]Monthly payment to Seller: $411.  

Remaining losses get carried forward.Are you making less than $150,000 and your passive income is $0 or negative?

Seller isnt willing to carry any financing, they want to cash outGeneral overview of rent roll and occupancy and financial break down which i entered in as much data as i could based off what seller provided in the Deal AnalyzerThe Unknowns:amount of deferred maintenanceAmount of inherited issues with city in regards to permits for modifications and additions made to mobile homes in the park structurally and with plumbing and electrical and who knows what else.