It's an art. 

*HINT*There is no art.

In martial arts they always taught us to learn and master the basics first, and Nickerson teaches the only method that has stood the test of time, 50+ years and still good advice (though the tax advice you can obviously skip... :)Also, a good sanity check is T Reeds list of gurus and his BS tests that he's done on each.

If they need to be done immediately and the ARV is there maybe purchase using HM and then do a RT refi into a long term note. 

The art of the deal by Donald Trump is a great book.

I like  Ibrahim advice,  i may venture into wholesaling as a cash generator,  there is something to the "Art of the deal" and understanding the criteria of your buyer (s) is critical.

Of course Art..... we look at everything.... not just the money... who is the buyer? 

Purchase price: $328,000 Off market 4 plex in paseo arts district area What made you interested in investing in this type of deal?

In the very nice subdivision outside of greystone, a highend gated community, i saw a current apprasial about a week ago with market value of a nice 2100sqft garden home @$193,000....paying taxes around $1,000....not calculating deductions.....not bad...some its even lower....areas which don't even pay municipal tax.....cut an extra %30 off the property tax bracket....That about sums it up as far as my eyes can see...yeah-Art

Currently the only degrees that are here is liberal arts, accounting, and business administration.