Lenders who specialize in lending to self directed IRA's offer non recourse loans routinely for between 6 & 7 % up to 70% of value based on rental income and sufficient reserve even with poor to no personal credit.

Survey's are not normally part of a routine closing (at least here in Ohio) because they are expensive.

@Sal MazzoneYou've got the approach to this by doing thorough research and due diligence up-front instead of blinding buying into the whole "passive investing" thing, so I think your chances for success are much higher because of this.One thing I can tell you from experience buying turnkeys is that they routinely inflate their cash flow, cap rate and ROI numbers.

I think its essential to have a daily routine to become successful in this business.

There are incredible podcasts on wholesaling - if you have not started listening to them, I would highly encourage that it becomes part of your daily routine.  

So yes, your lack of routine maintenance caused the flood, unless your flooding a/c has another unforeseeable cause.

They gouge routinely and out of habit that is my feeling about these people.

EM deposits are another factor that will get you over the top.I would routinely put up 5 to 20k EM back in the 90's in Oregon when the local custom ws 500 bucks or 1000 bucks and my deal went to the top.. many listing agents had never seen that back in the day and would just gush over how motivated we were for the property.NOw I am seeing many hud type homes or who ever the government seller is require 10% EM and I personally LOVE that.. that keeps those who don't have any cash competing against you... and that alone will bring more deals to those with the horse power to take them down.

Scott -Since you are a Realtor and have access to the MLS, why don't you run a list of the agents that routinely work with investors/cash buyers.

Example: "there will be tax advantages to you if you let me take title to your property," or "you don't have to read the rest of the contract-it is just routine legal language" but actually includes a balloon payment.Easy answer, don't commit fraud!