In NJ you can create one online almost instantly.

The other one the guests instant booked and then were trying to check in at 6 AM despite our 4 PM check in rule.

This has been an invaluable resource because the forums are all searchable, bringing me instant answers to general questions that have already been asked and answered by others.

On the plus side, I know that I'll reach them almost instantly.

What I mean is if I get the seller to take an unsecured note (with a better interest rate to compensate him on additional risk), will that debt be counted as part of the "loan" in an LTV assessment if I try to get the property refinanced in a year (essentially will that note amount become instant equity for me which I can play with?).

Along with the standard work I do on projects, these units included replacing all galvanized water lines to copper, upgrading the electrical infrastructure and installing instant water heaters.I hope that this helps!

If I were to have it appraised and now comes in at say $85k and now have instant equity, will a bank give financing on say 80% of that 85k?

I find that most people who go this route are doing it for cash flow primarily, and an up front option fee, rather than trying to get an actual pay day upon exercising the option.If you sandwich, you're representing yourself.

When a deal is really good and will sell instantly, why tell the seller to raise the price?  

Instant equity appreciation.