I have never ever heard of a foreclosure outfit taking fee's on contingency... many times with a foreclosure the reason you have one is there is not enough equity left to pay everyone...

Because some mutual funds are hoping you won't know enough to look closely, or will invest with them just because they have a flashy name, even if a lesser known fund has an identical portfolio.All this is to say that looking at shady or misleading TK outfits and saying "look at those jerks, TK is a waste of money" is really throwing the baby out with the bath water.

There are good cash flow properties all over the country, and there are definitely bad TK outfits out there who will put lipstick on a pig, obscure the numbers and leave investors holding the bag.

Justin,,, when it comes to turn key there is no urgency... even Chris C who runs the biggest turnkey outfit in the country will tell you the same thing.. there is always product and turnkey is a cash flow type investment and folks don't buy them for appreciation or expect appreciation generally so to that end the sales prices are pretty flat or level.. its not a situation were if you don't buy tomorrow the 80k turn key next year is going to be 110k.also a shameless plug for Brie's turnkey-reviews.com site.. this will help you get a feel there are 40 plus turn key companies listed all over the US you can get a real good feel of location cities and product in 30 to 45 minutes on the site then you can hone in from there.Good luck... make sure you buy quality and remember that most of us that are pretty knoledgable in the space would not recommend 30 to 40k all in properties for an out of area investor..

I've had some luck on seller financing and hard money foreclosures where the attorney conducting the foreclosure is not a major outfit working for institutional lenders.However, usually in these situations, the lender is foreclosing to clear title or wants the property back.  

If that fails then you need to have a professional waterproofing outfit come out and dig your outside walls, seal them and install a drain system around your house to move the water away.

However, I learned a lot about what a wholesale deal was, and vowed to avoid them at all costs.  18 months later, I'm no longer flipping, but enjoying the cashflow from my 4 rentals, humming along, and run into a larger wholesale outfit, which offered me a full time job.

That being said, we are not (and neither are many other turnkey outfits you'll find here on BP) in the business of gouging our clients for a quick buck. 

They do what you describe all day, every day.Join Marcus and Millichap or a similar outfit.

My partner and I also own a furniture design company and a retail design shop, so our entire VR is outfitted with high-end designer soaps, shampoos, dishes, furniture, etc.