But even with no direct upfront cost of land, the cost to build doesn't seem to be worth it.  

Good afternoon everyone.Looking for some insight on direct mail.

Also have specific questions and a direction that you are going.

Posturing... many of those that would vote on this probably themselves have benefited directly from it.

Rich Dad Advisor, provides strong evidence for an impending and significant deflationary cycle in the housing market due to a convergence of factors that are all heading in a downward direction.  

I Kenza,Though I'm not directly in PA my  office and I  are licensed in PA.

Since I haven't been through this before, I'm sure there are other factors I'm not considering which is why I'm putting this out here to see if anyone wants to weigh in and point me in the right direction? 

The sales price would be $200,000, the property rehab would be approximately $80,000-$100,000 and the ARV would be anywhere from $400K-$450K.I’ve secured preapproval for a conventional homesense loan but the closing time on that is 45-60 days.The seller needs to have a fast close so I’m exploring HML or other options.I’m a first time rehabber so I’ve noticed that most HML lenders have really awful terms for first timers.I’m in North Carolina and was hoping somebody could direct me to reputable lenders that will work with me.

We were contacted by other agents who offered to lease the property, but we turned them all down as we thought our buyer’s agent has the better access and knowledge than others.To help with getting the property rented, we listed the property at some other places by ourselves and were directly contacted by many potential tenants contacted us.

You can probably get the commission put into the contract so you aren't paying directly, but through escrow.