Best of luck on your real estate future, it's been a fun adventure for me!

They love the idea of wealth, financial freedom, but don't want to put their own financials on the line.

Possible inflation on home value4.

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

I probably saved 200k on this particular project.

Did you started working on it?

Quote from @Jed Butikofer: Quote from @Henry Clark:   On line look for property listings that aren’t in the auction  I have researched as you suggested and found a pretty good understanding of what these property tax sales are and it looks like a great opportunity.

Also, I wanted to convey that the type of investor I describe should on;y accept a quality tenant well above what’s typically considered acceptable in the industry.  

I would only underwrite based on actual rents not proforma.

All I know is that I have a shitton of large cheese pizzas on the line.