@adam sechrist Cash is probably a reasonable idea on your first deal - just make sure you aren't using ALL your cash - you will need reserves.Once you are past this one and decide if you want to continue, here's some good reasons to use leverage when flipping:Cash on Cash return - Make your money work harder for you, which ties into the next oneOpportunity cost of cash- presumably your 80% that you aren't putting into the deal you can put to work somewhere elseFlexibility - you will be ready if a great deal comes up instead of having all your money tied up in a deal

Hey I thought I was the only NED here.I presume you are trying to buy a house before a foreclosure auction hopping the owner is motivated by the pending foreclosure. the first thing to do is talk to the owner and see if you are close to coming to a deal.

You already have it, so presumably you are pretty familiar with it. 

Will definitely do some undercover work on the competition and see what they’re doing that (presumably) is working.

You're (presumably) not going to wreck your own place nor will you have to evict yourself.

Now, agents are held to a higher standard because presumably because you took and passed the test, you now have some secret sauce that makes you that much smarter than everyone involved in the transaction (sarcasm intended).  

I presume my timing is a little bit off for a 1031 as I would be selling after I purchased - but I am still in the middle of the 203k so I am kind of holding out hope another strategy may be possible.

I presume this is not a state issue, although Indiana state law may require an even more stringent conformance.  

In other words, if non-judicial states offer better protection for the lender, presumably the notes are sold at a higher value than judicial states where there are more challenges.

Based on my high test scores, I am currently on a list presumable in the top 25 percentile for a local elevator union awaiting an open apprenticeship position.