Quote from @Amit Chugh: While searching for apartments, i noticed a commercial apartment listed as Section 8 property, does it make any difference from buyer/seller perspective when it's listed as section 8 property.

Probably a quarter of the buyers we work with are house hackers.

Also, newer wholesalers only see about half of their contracts get dispo'd and closed (sometimes less) because of the reason just mentioned or a lack of Buyers to dispo to. 

Unlike some buyers, I ALWAYS go look at the properties before the sale and discovered that the vacant lot had an active railroad track on it and therefore was unbuildable, and would remain unbuildable until the railroad removed their track. 

I'm looking to categorize my buyers and blast out a text message to specific groups whenever I get a property that fits their criteria.I'm sure services like this exist out there but I'm looking for the most cost effective one and I'd rather hear the best from you guys rather than from the salesman pitching their product.Does anyone use a platform like this and how does it perform for you?

Again, buyer truly beware, I'll be around in 3 years when everyone is dumping these properties because they are so underwater and I can buy them without the burden of suncoast waiting to sting me.

@Kyle Carter just because a building has all section 8 tenants doesn’t necessarily mean that the cap rate will be higher on exit but it might attract a buyer(s) that are focused cashflow and not appreciation; therefore a lower price to juice the yield.One of my non negotiables if I were you would be to only buy in an area that is desirable.  

@Brooke Carlton did you speak with the current lender about their willingness to finance some of that gap for a potential buyer? 

Anything 1m+ will be harder to sell (I am making assumptions on the price), there is simply a smaller pool of buyers.

most contracts your 5k is your liquidated damages in most contracts. .. so snag that fire the agent and find another buyer if 13k is that important to you.. for sure not worth hiring an attorney for.