one word - networking.start here - it doesn't cost as much as all out advertising.

We're going to experiment with the wood grain planks on our next place which look *very* nice at the same cost as the high end squares.

Much lower LTVs that we normally hear for residential.Your cash pile is tiny as many commercial properties cost a fair bit.

How can an inexperienced investor negotiate closing costas low as humanly possible on a REO property ?

INSPECTION; BUYER(s)' ELECTION TO TERMINATE:This contract is subject to the right of the BUYER(s) to obtain at the BUYER(s)' sole cost, a home inspection of the premises by consultants(s) of the BUYER(s) own choosing within (10) days after the SELLER(s)' execution of this Contract or no later than _____________.

Depending on zoning I've also thought about just rehabbing the bottom to be another apartment but of course that would cost a substantial amount of money.

If the value is in the land, then the house is a cost, as tearing it down and hauling it off are an expense.

So if you ask 650 and get 625 with no concessions you are talking 3,550 divided by 75 is almost 48 months ( 4 years ) to break even from the higher rents on what you spent upfront.Might be a little sooner if you raise rents each year after the initial increase.The problem with being in the top tier of your rent bracket is the tenants expect a lot for the extra they pay.When they hit rough times with the job and income their is no cushion to pay the higher rent.Turnover is much higher and you get crushed on reconditioning costs.When buying an apartment complex you will need to factor months of lost rent if you raise the rent due to vacancy,moving,and reconditioning.Even though it would cost a tenant more to move they do not think like an investor does.Many live day to day.They don't think if I move I have to pay for a moving truck,first and last months,security deposit,and the place I am moving to does not cover utilities like where I am now.All they see is where I am now is going from 550 to 625.I can move somewhere else to 550 and SAVE MONEY.It's not the reality but how they process stuff.The name of the game is to keep good long term tenants and make it hard for them to leave.Yes raise rents annually to keep up with costs but do not get greedy.

Many sellers do not "think that real estate agents make a ton of money," they think they they cost a ton of money.

I have also noticed that a lot of hard money lenders will do 10% down on purchase price and 100% rehab cost. A