I wanted to have all the tools agents have at their disposal (mostly MLS and lock-box access, handling of contracts, etc.)

My profession affords me a limited amount of disposable income.

To start, I intend to wholesale for immediate income, partner on deals when the opportunity arises, and eventually be in a position to invest individually.Unfortunately, I have very little disposable income and a bankruptcy just under a year ago.

Next I’d look for ways to reduce maintenance; some don’t put bedroom closets in, dishwashers, carpet, garbage disposals, add gutter guards, etc, depending on the property.

However, maybe it’s just the case that this kind of activity is only prohibited when the contracts are being made & disposed of inside a year?

For $5k/unit, we were able to put all new tile flooring in each unit, do complete kitchen and bath remodels including adding dishwasher, garbage disposal, new sinks and toilets, back splashes, tiled showers, and more.

If it is that far underwater, the term isn't long enough IMO to get a new buyer in unless they put 10% down and have disposable income to be saved as well as almost acceptable credit now, a near miss borrower.

While they could probably buy properties for a charitable cause let'sgive them a break on getting that involved and ask that they simply guarantee the required financing with operating agreements allowing them to step in and dispose or or assume any property in the event of default.

I've been taking advantage of this situation by investing all of my extra disposable income into REI over the past 4 years.

I prefer a prop mgr instead (It's a write-off too) than to be there showing a vacant unit, fixing a grbg disposal, etc.