After i posted, i did check with the lender (it's actually a box that's also checked on the closing documents that i didn't realize) but my loan is not assumable if i sell the property.

In order for your seller to get the price they want, you have to get them to think outside the box.

By not allowing designated dual agency you could be preventing yourself from purchasing a property that otherwise checks all of your boxes.

Odds are the drain line, condensate pump, putting down new riser blocks or mounting blocks, the whips and line sets, new disconnect box, new low and high voltage wiring aren't in your Google pricing.

Creating a PO Box may help. 

They have relationships with lenders who think outside the box and can offer more flexible underwriting criteria.I know it's frustrating, but there are definately options out there.

I run a call center for Real Estate where we call for investors and I can tell ya, your best bet with such limited time is cold calling targeted lists (high equity within your buy box) for 3-4 hrs every day.

You can't keep doing in, in whatever capacity and industry you are, yet preach "morals" from the soap box.

I recommend that you state what your buy box is.

Rows of debris and personal belongings line the streets, and upon closer inspection, some of it resembles a yard sale.It’s heartbreaking to see people throwing away brand-new TVs, washers, dryers, paintings, family photos, and boxes of clothes.