Then there you go.One thing I am looking to try to do but haven't done yet is buy something with zero down on seller finance, put the rehab on a 0% credit card, then refi the seller off in 12 months and pay back the card. 

If you have a cooperative Seller, walk through each unit and inspect together.

The deal is structured with partial seller financing ($766k) below market rates (varied on each unit).

2) wouldn't the interest be taxable to seller?

But after working with him, I realized he was very systematic and mostly cared about closing deals without much care for the client's long term needs.Here’s an example: I had a $10K escrow with the seller—$5K due upfront and $5K after the inspection.

Plus how did he go there he must live there or close so your only working one market.

The opportunity cost of losing potential market gains in your retirement fund should also be considered.

Anyways, on my latest project, the title came back yesterday and revealed two extra parcels of land deeded to the seller under the property I was under contract for.

The seller and their agent hopefully did a good job communicating with that tenant to set expectations.

But the real key is to find motivated sellers.