Focused on cash flowing properties that might just a teeny, tiny bit of cosmetic work just so I can get a few houses under my belt and get a feel for what I'm doing. 

And I have a tiny network of skilled workers.

Even way out in the sticks I rarely see less than 60-80 for updated SFH unless they are tiny. 

But when you have a wholesaler who says I am paying cash and puts up tiny EM and then walks when he cant find said buyer.. that's the problem and like you said lack of disclosure.So maybe what the states need to do is come out with a state mandated disclosure for contract flipping so the sellers are aware what's happening like you guys have already said our not their fiduciary your ONLY looking out for your best interests.. but you bring value you say somehow..

I had to double check things with the lender several times and fortunately those mistakes were tiny.  

I have another development idea which is probably silly, but perhaps there will come a time for this idea.How about a building of say a dozen (give or take a few) energy-efficient, compact tiny condos.

I'm looking for deals and I would love to chat you some tiny about how you valuate properties.

An apartment furnished with "antiques" will have a very tiny number good of potential tenants.

The tenants in the side thats rented have been there for over 7 yearsI'm meeting with the RE agent next week sometime to look at it..I just have to call her back and let her know when its good for me b/c I have school and workIf nothing else, it will be a good experience with me to tell her what kind of properties i'm looking for so she could remember me and maybe let me in on a deal coming up in the futureHere are some facts about the property i'm looking atRent right now is $415 total.Vacant side was renting for $350 but i'd do it for $400 (other side is a tiny bit bigger)Owner pays gas (1800/year) Tenants pay everything elseTaxes $1214/yearInsurance would be cheap.

I sold it for $55K before the tax sale.ASSIGNMENT OF CONTRACT: I found a cute tiny vacant house and figured out that the owner had died a few years ago.