And they won't let you fix anything to bring the property up to good enough condition where you can get a traditional mortgage on it, if that's needed.- Most of the low down payment owner occupant options out there, like FHA and VA, have higher property standards than conventional mortgages, which in turn have higher property standards than hard money lenders have.- Most of the time, for the above reasons, the "killer deal" REO transactions are killer deals in terms of sticker price because the buyer is using a HML where it's ok that the property has it's plumbing torn out, etc.

My thoughts are that if I can find a good enough deal but don't have enough liquidation, I can pool money with other people I know to make the auction happen.

Lot is little over 2acre so good enough size.

I just threw out a couple quick examples of what I"m talking about, but put good thought into what you're naming it.5. you mentioned only costar, craigslist , loopnet, those are great and cover most of the market. but there are many office specific sites out there too, not sure how effective they are but they're free to list i believe. search them and list there as well.also, list your property here too, they're freehttp://commercialsearch.realtor.com/http://www.cimls.com/http://www.commercialiq.com/http://www.buildingsearch.comhttp://www.propertyline.comhttp://www.buzztarget.com/7. contact government agencies, send mailer, cold call, whatever you have to do. i'm not sure about your area, but there's always some counties out there that are outgrowing their space. 8. 1 last thing, remove the images of the toilets and urinals from your cragslist ad LOLLL, 1 snapshot of the sinks in the restroom is good enough to demonstrate that your facilities are top notch!

I made the assumption that if I found a good enough deal, I wouldn’t need anything down besides having the property under contract.

I created a list of metrics that I use on state level, region level and property level.For the state level I use metrics such as Crime rate, economic growth, population growth , employment diversification and on and on (If you want I can share the full list).The states I've mentioned are starring at the top of the metrics I've mentioned (I realize it might have an impact on the house prices, but it is good enough to start with).WDYT ? 

Would there be a good enough reason for the seller to reject my offer since they want out?

Mobile home investing is good enough for some cashflow

Was wondering if the market is good enough right now for wholesaling and wanting advice/opinions from others about getting started.

Bonus to this is that you will not see the cards on you credit profile because they are in the name of the LLC, so it doesn't affect your DTI or credit score besides the initial credit check.Otherwise, if it is a good enough deal, you may be able to find a private money investor that wants a strong yield and is willing to lend you the money with a second position lien on the property.