Even if you are buying it from the seller directly, there will be a sale purchase agreement and the mode of transactions will be considered as a purchase deal.

You are in panic mode and likely only going to dig yourself a much deeper hole. 

Started following the forum in lurker mode a few weeks ago and I have been listening to podcasts while I relocated to the area.

Following your model i can make 50k a month.

It was a great question, and one we got an answer to.In full freak out mode, I reached out to a local real estate firm.

So although the numbers pencil, all of the value in this business model is the business not as much in the real estate, because time property would need to be rehabbed again for resale.

Rob's model is much different than mine but I love it!

Maybe hook up with 1 or 2 others at an investment club or just go out for coffee with them once a week, a refresh mode for yourself.

Because of the large amounts of money that the Japanese hold in their savings accounts, I am interested in marketing my properties in Japan as a mode of investment.

Here in Dallas it's a tight market as well and prices are increasing, so you have to put a premium on your ARV... maybe a factor of 1.2x what the comps are telling us.The old ARV x 70% - Repairs model is a non-starter in most markets right now.