@Dan Handford you are talking about what i call the "technical" terms.Technically a broker maybe braking the law (in some states) if they do a deal without actually getting the listing. so yes, they have to get a listing.

Craigslist got 0 hits, trulia/zillow/hot pads combined got about 3.

My goal is to use this as a launching pad for other buy and hold, off beach properties in Myrtle Beach.

Brick exterior with a small off street parking pad.2 units rent at 425 while one rents at 475 and last at 450.It seems like a no-brainer to me but I just want a sanity check.Offer of 103kRent=1775Expenses= Water at $115/month, Trash @ $20/month, mowing/snow/ trimming @~$50/monthMortgage ~450/monthTaxes at $2000/yearInsurance at $2500 / year ( I need to shop this rate)I do not have my spreadsheet here at work but I ma looking at about 30% ROI with 25% down with limited exposure to the usual big ticket items like roof or HVAC.

Let's say it costs 145,000 for acquisition and $2900 for closing costs.Make the the hard money lender doesn't have any points up fronts.245,000 sales price-145,000 purchase price-2900 closing cost from acquisition-25,000 repairs (get bids)-14,700 realtor disposition fee- 4,900 closing cost from disposition-20,300 interest payment for 1 year-3,000 misc utilities, insurance, pad, etc--------------------------------------------------29,200 net profit if all goes right .If seller is not wanting to sell for so little, the you may decide to work for cheaper, but either way, this gives u a basic idea of your numbers.

Remove all the carpet and padding and install new.

Some of the homes have helicopter pads in the yard, which shows ATVs aren't just for hunters & poor rednecks nowadays. 

Hello Ericka,I understand crash pads, my wife and I both work in airline industry.

We have a heat lamp, heat pad, and heated water dish set up for him in the winter months; although he will most likely wander between our neighbor's house and this one.

If you can afford it up front, put money aside in your "reserves" fund JIC, if you can't afford it off the bat, make sure you start padding that as rent starts coming in.4.