Took a look at their site and also found a couple recent articles/press releases Apparently they are the second largest residential builder in L.A Interesting in that they focus only in South L.A ..looks like they've been at it over 20 years. https://globenewswire.com/news-release/2017/04/10/...https://globenewswire.com/news-release/2017/05/08/...

They want to sell their house but they have no pressing need to do so, so they can afford to fix it up, get it ready for showing, wait for the right buyer, and negotiate for the most money.But there is that 1% of sellers out there who make up the wholesale market.

You will be hard pressed to find an investment that consistently returns 18%+.

This is in large part due to there is usually a pressing need for the loan.

Getting off the bench is the hardest part.NetworkPost signsSubmit offersSolicit buyersCold call vacantsNetworkI don't have the golden answer, but I feel like too many people think the big boys take all the deals and there's nothing left for them.For no budget I would troll craigslist, call vacants, low reo offers.

You'll be hard-pressed to do a conventional refi for more than 75% of the purchase price until you've owned the property for at least a year, so that's probably not your best solution.Small banks often make their own loans, which means they can define the terms and the underwriting standards, and they will sometimes do a refi up to 75% of the purchase + rehab costs.But, until you've held the property for at least 6-12 months, you won't be able to refi based on a new appraisal, either conventional or with a small bank (at least not any small bank I know of).As for whether you should get an owner occupied or investor loan, if you're going with a small bank, you'll probably have to get an investor loan (and they may require the loan in a company name with personal guarantees); if you're going to go the conventional or FHA route, you probably can't legally get an OO loan if you'll be occupying for less than a year, so you'll have to go investor that was as well.

Billboards, transit benches, bus signs, vehicle graphics, etc...anybody have much success with them?

The most common type of shutoff valve presses a washer down against an opening.

@Robert White - sounds like it may  be a Boise Bench home? 

I would also press you to find out what number is it for you that will get you out of the rat race?