Here is a "cheat sheet"Pretty Houses, no equity -   sub2 -> rent out,  lease 2 own;   wrap -> rent out, lease 2 own  lease option -> assignPretty Houses, 20% equity - list with agent; sub2 and note ->rent out, lease 2 own; wrap -> rent out, lease 2 own; lease option -> assignPretty Houses 20% - 95% equity - list with agent; sub2 and note -> rent out, lease 2 own; wrap -> rent out, lease 2 own; lease option -> assign; lease option and sub lease-sub option, possible equity splitPretty Houses - 100% equity - installment sale, payments to seller substantially less than market rent; Possible 2 Notes, do a partial sale at a discount of front end 60 payments on 1st noteMinor Rehabs - Joint Venture with the Seller (give note for equity, pay off note after resale), JV with Money PartnerMajor Rehabs - Wholesale Contract; JV with Money Partner, Hard Money Lender, Private Lender IRA Loan, Use your IRA Loan@Steve Vaughan may want to add to this.

This was my first venture into real estate which is why I wanted it to be local.What would you do in my situation?

I'm trying to avoid that route for the simple fact of all the money and time I'd have to invest...being that this us my first venture I have limited resources and am trying to use this method as a stepping stone.

Wish you all the best on your real estate venture!

Hey guys, even though I'm low on cash I really want to know how to get into real estate. I have a job but I want to work for myself. Any suggestions on how to go about it?

I am looking into meeting wholesalers in the Austin area and/or maybe even join on a  few deals to get a good grasp of everything before I venture out on my own.

Which I would definately contribute to vs. the traditional, becasue you pay taxes right now witht eh ROTH vs. your income bracket at 65 with the TRAD.I personally am still contributing to my TSP even though I would love to add another 10% of my income to my REI ventures.

I'm starting a joint venture with a partner and we've completed and signed a Joint Venture agreement.  

3) Hard Money Loans - i just got an LLC for this venture and have my eyes on a few items , would you advise a hard money loan if I am able to foreclose on a property due to other violations/ repairs request ?

Wishing you great success on your venture!