We know what’s in it for the investor but from a realtors stand point, the juice usually isn't worth the squeeze.

So even though I LOVE how creative you're being (I find creative investing very SEXY), let's analyze the deal as a deal:ARV: $399K (your number)Soft Costs: 5% Resale commission (in case buyer walks or can't perform), 7% holding costs (high due to 18 month hold), 3% Acq & Legal (around $58K)Rehab: Roof & Cosmetics: $15K Minimum (flooring refinished, paint throughout, upgrading appliances, minor touch up)Required Profit (mine, not necessarily yours): $30KNick's Max Offer: $296KNot enough juice in this one to keep tenant buyer happy.

I backed, nearly, completely off; I hired a leasing company to screen applicants, handyman to do the finishing work, accountant and lawyer to help me structure my business and now I am able to work toward the goals that my lady and I have worked out for our lives.Which summarily began with a celebratory dinner at a Churrascaria in Glendale,  bottomless Sangria and belly-dancers LOL!!!

@Jarrett CoppinIf you have dry powder and patience, wait for the collapse and buy cheap assets from the guys who couldn't wait and went belly up.  

The juice is definitely not worth the squeeze.

I'd also juice every last point I could in my clients favor.

Nothing gets the juices of inspiration flowing better than real success stories.

Instead if you have mad money to throw 5% of your worth at it and see what happens then no big deal if the area goes belly up.

@Lee Bell I just was offered an engineering position yesterday!

If you gotta pay a licensed general contractor to come out and do every little thing you will go belly up in short order .