That is your classic 1% rule purchase for cashflow buy'n'holders. 

This is a classic example of brokering real estate without a license and the harm it does to the seller and the liability for the wholesaler I would double check your state laws you have tied up the property for over a month what problem are you solving for the seller? 

Decima (author of the classic Investing in Fixxer Uppers).His is a fix up and rent (not flip) strategy.

I'm not doing the classic "3-steps for lazy agents" strategy of list in MLS, put a sign in the front yard, pray.3.

Now the classic question - does anyone have referrals for a reliable, reasonable GC?

No big rush however for me as I am currently traveling out of the country for the last year by motorcycle to Argentina, but when the right property pops up I will sell the bike, come home, and make that property my full time gig for a good long bit while the asset gets stabilized as well as repurposed.

Right now my balance sheet stands at$1.35M personal residence$650k vacation rental$200k piece of land$200k piece of land$65k rental home$65k rental home$60k rental homeI also have a couple rental properties + land in another country but those dont count according to the bank I financed my vacation home with(chase).Debts $230k mortgage on vacation home, $200k mortgage on residence, $75k loan on a classic car.

If you're getting seller financing or buying sub2 then you can offer a lot more than if you have to get bank financing or private money.I'll give you a couple of examples to think about:Example #1 - Classic BRRRAfter repair value (ARV): $500kRehab costs: $100kMaximum allowable offer (MAO): $300k$300k is the absolute maximum you can pay for the property because $400k is the most you can refi out, and you need to pull out the $100k in rehab costs as well.This strategy needs a partner or a HELOC or something to get you started but if you can keep finding good deals there is basically no limit to the number of units you can acquire.

Ramblers, Cape's, classic (craftsmen) modern etc?  

i bought a dewalt because all the review on epinions sounded like the other orbital sanders, while more powerful, is it's own worse enemy since due to it's aggressiveness, can lead to gouges and grooves.so i decided to re-sand everything down to its original state and re-stain with a lighter stain - classic oak color. if its my own home ( actually i technically live in it right now), i would have been more risque but you guys are right, if its potentially a rental/investment, you need to go neutral!