You can do investing many ways.I personally like apartments and NNN properties and it's what I specialize in.One that I didn't see mentioned is investing in businesses and or flipping businesses.You can find an owner wanting to retire and you put 25% to 50% down and then finance the rest.You can also find someone who wanted to own a restaurant for example and buys a business a runs it in the ground.I see this often with people that have retirement savings and want to put the funds to work and do something.They think having a business all these people will come in or keep coming in based on what the previous owner is doing and it will be fund to run it.After running it in the ground they are ready to dump it cheap.You let them pay for the expensive buildout and all new equipment and then pick it up for next to nothing.You put systems into place and turn around and hold long term for cash flow or sell it off for a profit and do it again.These are my main 3 categories I focus on for myself and my clients.I also like raw or semi-developed commercial land that can be sold off for a big profit.

You can generally get retail pricing, but without having to pay tax or delivery.For cabinets, find a cabinet company that gets semi-stock boxes from China -- they look like custom cabinets at about a third the cost.For roofing materials, buy the material direct from the supplier and have it delivered to the job -- that way you don't pay markup for the materials through the installer.For granite, find out who the other investors are using.

Se my siggy.

Note that although I got an invoice for December 23rd, I haven’t actually gotten any money deposited yet so it probably won’t show up until January.Expenses:LLC Formation: 97Property Purchase: 55,000Short Term Property Insurance: 274Annual Property Insurance: 790Indianapolis Visit: 340Appraisal: 600Property Taxes (Semi-annual): 750Total: 57,851Revenue: 1890 (not including the 1080 I should have gotten this December, but didn't)So, if I don’t include my costs for the Indy visit and appraisal I’ve laid out $56,911.  

I am in discussions with another architect to partner on design and finance of new semi-detached development in the east york area.

The backyards a good size and it's semi private.

On a 4-6 week general cycle here in SE MI, kind of the same it has always been. 

well first off there is more to RE than simply buying a rental.. if its rentals you want then you can move out to less expensive areas that are still close to you .. think Mollalla think Mt Angelthink Woodburn think about some of the semi rural areas in between lots of fixers in these areas we see them all the time.. this market is about forced equity right now. real estate is about how hard you work and being ready to pounce .. for instance in your fair city I have done 3 projects in the last year1050 Pine.. was MLS listed I made cash offer day it hit the market 20k EM close in 10.. as is no inspections.. so that's your competition ME.... now why would I do that.. well it had the room to create a new lot and build a new home.. so that's what I did made a new lot built a new 1600 sq foot home and closed last month for 350k..

 I only have a minute unfortunately, but I'm not loving the semi – broken English, overly flexible terms indicated, sense of implied urgency with the holidays, "optional" lenders fee, and the well-worn "out of town" line, etc.

@Patsy Waldron Part of my motivation in these posts is because these will be only semi-negotiated deals.