hi,im currently looking at a 2 family home,can buy it at 100k with value add opportunity of putting in around 15k and bring the value up to 150k.Question is do i put in the 100k in cash,do my add on and the get a mortage (but tying up my money if other deals come my way) or do i get a morgage right away,and refi after the value add(with closing fees ect.)

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

Then, add on $100 per square foot for new construction value.

Let's take Baltimore, you may have an investor that only invests on the West side, or the East side, only on blocks with no board ups, on blocks with no more than 2 board ups, only on the county line if it is in the city, only wants turnkey, only wants 2-4 units, only wants small residential commercial with value add, only wants small residential that are rent ready, only flips no rentals, only if they can net 40K+ in a rehab, only 3/2 with basement, only flips on a busline, only rentals on a busline, only the county, only buys 1 deal every quarter, looking for 2 deals a month, send me everything you have, etc, etc, etc, blah, blah, blah......What you need to focus on is to Learn how to find off-market, discounted properties.

Add on the $12.01 TRILLION in mortgage debt and it IS more than the entire US annual GDP!   

@Ray Jhala From going to a real estate investors meet up I got the impression that no one here pulls permits on rehabs, just add-ons.

Redfin likes to shout about the 1% commission they charge - but then you have to add on the commission for the buyer's agent. 

@Jacob Pereira Also, I want to add one last thing...

I wish I had something valuable to add on the legal front.

Excellent info and I agree with 99% of this.1 little add-on: It's the same in Sedona, Arizona- contractors are busy and extremely picky on who they work with.