If you buy broken down properties and fix them up, you can earn an instant 20-30% return in terms of equity.For example, if you buy a house for 50k, spent 20k fixing it up, and now it's worth 90k...you made 20k.

About $4000.Based off of my analysis, I see it cashflowing around $260/mo, with an instant $15,000-$20,000 equity gain at the purchase price.

So, you may or may not be looking for instant cash flow from the tenants and as far as appreciation, you're not looking for a set, certain amount of increase each year, but you're more or less making a bet that the area will come around and you'll cash in big time several or more years down the road?

Is there room for instant equity in the sale?

your ROI is too low (you could put this in an S&P 500 Roth IRA index fund & get 10% @ retirement & not deal with the stress/nonsense in this business) & you don't really gain any instant equity.If you're banking on future appreciation then that's a different story but i think you can do better.

I do like how it instantly updates account info when you log in.

However, products and bank appetite changes frequently, so it's worth it to call every single one.If you call enough of these, you *should* find an investor-friendly bank that "gets it" and makes purchase+rehab loans for 75 to 80% LTV, with quick closes and instant-issued pre-approval letters to back your offers, at a very reasonable level of closing costs and a good personal relationship with a local banker who can make decisions.I was just hooking up with a bank in my area who does the following:1yr ARM at 3.99% fixed for 1 year3yr ARM at 4.99% fixed for 3 yearsNo points and no prepayment fees30 year amort. schedule and final maturityAbout $500 in total feesRehab portion released as work is completedIf you decided to keep the property, the floating rate terms (after the 1yr and 3yr periods) would be 1yr Tsy+375, w/ 2% annual change cap, 6% lifetime change capNo balloon, straight 30-year amort.Once you have a little more capital, you'll likely want to make cash offers to improve your negotiating stance, so you'll want to make sure that that the bank will come right in behind you after the close, do a cash out refi and fund your rehab at the same 75-80%.

Voila, instant buyer's list!

I will entertain in the future for a deal I cannot pass up, using one of my 0% balance transfer's on my credit card knowing that my year end bonus from my employer will pay it back instantly come year end.

One of the other members asked them how they did it and they recommended a particular website they used and they instantly got hits, and soon had the property under contract and were able to make the sale.