Am interested in foreclosures especially, but ones with minimal turnaround time to occupancy (paint, carpet, maybe patching walls and some appliances).

@John Cameron  go to your profile page right below your name it says Realtyshares.comfurther below in small writing it says Seattleshares.comcould be a typo on your profile page.I started in HML in 1985 and Mentor with the master Jack Langer in Oakland. and I can 100% tell you that relationship with your borrowers is worth 2points all day long and borrowers are not going to jump ship for small % they turn the loans to quick and its about scale and time and knowing for sure you have a deal.And as you say many rehabbers are not that great businessmen and I can tell you any that are not great would never get by a prudent portals underwriting at least not RS Patch of land or REalty mogul all of how I am intimately familiar now there are some hac portals out there that made some major boo boos but no more .And SEC has NOTHING to do with the individual underwriting of a sponsors deal ... there is no uniform underwriting criteria a portal has to follow .. just like me as a HML there is no underwriting guideline I have to follow unless I am tagging the loans to my credit line at the bank and or using PPMS.. but when its our own cash we do what we want..

@Thi Huyhn A few points of clarification:-Patch of Land never did a Reg A+-A Reg A+ is not the same as an IPO. 

They were easily the lowest cost and fastest:- $5,500 for 2000 sq. foot home in Orange County while plumbers were asking $7,000 - $9,000 for the same project- 1 day to replace all the plumbing and get the hot water started plus 3 days to patch all of the holes created.- Our contractor provided a lifetime warranty on parts & labor.  

Handymen may be fine for patching a hole in a wall, but if someone is getting on a ladder, working with electricity, or doing roofing, workers comp is a must.  

Would you go to the trouble to remove the bedroom floor to patch in the living room?    

Patch of land, PeerStreet, and several others also offer  residential real estate debt. 

This is one of those expensive fancy glasses that you can't just patch up.

It it's a small, contained patch on dry wall, that can be a simple fix.

The heat pump works fine but is at least 20 if not 25 years old, the house also has some big trees too close to the house where big branch's have already fallen off the tree and have done damage to the roof in the past (I can tell by the patched shingles).