Make sure you have an iron clad contract with the seller, no due on sale clause, etc. and negotiate the best rate and terms possible on the owner carry.On the flip side, negotiate the highest interest rate (of course) and you could even offer an initial lease option for 6-12 months to increase cash flow, get them used to paying higher than rent (which I assume the mortgage, taxes and insurance on their end will be higher than the current rent) and get a spread on the rent, a spread on the interest rate after the option is exercised, and an upfront fee on the lease option.

ok so since i have the option to buy the house...say i dont find a seller..do i have to exercise that option or no?

One with about a 2 inch rolling ball on a flat steel tape you unroll off a spool holder.

I know some people have gotten low ball offers accepted, but I think its the exception, not the rule.Will says you should be working directly with the listing agent.You agent should be following up and letting you know how far off you are.

Then I'm thinking to myself, "OK, I'll just make a low-ball offer, then list back on--CL!

Bowen - A low ball offer is acceptable.

I can understand trying to get something at rock-bottom price, but if you're going from $15k, to $20, to $28k, that's telling the bank you're intentionally low-balling them and really are willing to pay much more for the place.

That helps, thanks.Perhaps I'll just submit my semi low ball offer and see what happens?

When people are driving buy LESS IS MORE.You have 8 words "Fast cash 4 your house any condition,situation".Better 3 words "we buy houses".It might just be me but when I hear fast cash I think low ball offer and wouldn't even call you.Another item is your sign is straight instead of angled.Angled the drivers tend to notice it more and read it easier.The triangle signs I use for commercial real estate.Angled they can see from a distance which gives them more time to read.Other problem is your sign is not on a corner,traffic light,or stop sign or major entrance way.What's the traffic count and speed limit on the road.A high speed limit they will pass by fast and not even see it.Not sold on the red and white.

Sometimes I would like to go up to him and say "you can take whatever crap you spew on your site,roll it up nice and neatly into a ball and shove it up your candy a crooked letter crooked letter"