The agency lady that attends my local real estate meeting can help post this. 

The lady who does hard money loans is my husband's friend's mom.

Faster than you can blink.I manage nearly 400 properties in NC and it is SO easy to get tenants out, there is no reason to be messing around with this lady.

I personally don't lie to sellers, I don't trick old ladies, honestly if I saw that the old lady needed as much as she could get I'd pass the deal to my agent and cut myself out the deal.

If you signed a contract with Old lady Smith to buy her house for $40k, with the intention of selling it to me for $50k because I can rehab it for $20k and sell it for $100k, what's my $5k "non-refundable deposit" getting me?

The husband of the lady I hired to stage came along and dropped off furniture.  

@Jeffrey Mark Can you help this young lady out?

I was talking to a young lady the other day who specializes in self directed IRA's. 

-just ask the nice ladies (or gentlemen) how and they will show you.

@Jennifer Carton Welcome.This is a tough market (a lot of competition and very high prices that don't make sense) but you seem like you'd be a tough lady that would make a good investor.The trick is to try many things and focus on what's working.