I've done a lot of wraps and subtos and highly prefer the seller-finance strategy for a lot of reasons, including offering the opportunity of homeownership to those otherwise rejected by traditional banks.

@Daniel Baker What do you mean by breaking even??

As a result any “offering” must either be a registered securities offering, or qualify for an exemption from the required registration.

I'm sure y'all already knew that!

I got a hold of the owner by looking up his information on the county website.

Offer to help with lead generation, driving for dollars, cold calling, or even administrative tasks.

You aren't required to offer a loan mod prior to foreclosure.

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.You need to get a firm grasp on two things: the ways to make money with real estate, and how to find deals that match your goals.P.S.

The only issue appears to be the missing breakers and it being turned off by the bank.

I'm just here to note that an LLC does not offer a single tax benefit, nor does it allow any deductions that aren't allowed without an LLC.