There are always closing cost (escrow fees, home inspection fees, appraisal fee, lender origination fee, possible lender points, etc.).

Homeunion's fees seem steep to me.  

Example: Purchase 25k 972 sqft with mild rehab ($60sqft for gut) Figure that your rehab is going to cost around 50kIf your AR= 120,000 that would mean the bank is willing to give you 90kYou would be able to have 100% of the property financed and around 10k profit after fees/costIf you need me to get better numbers I would be willing to have a conversation with you and get my numbers tighter based on that area. 

The location (schools, restaurants, crime, etc) is decent but nothing too promising in terms of appreciation (3% annual average) Here are the details: Purchase price: $170,000Rental Estimate per month: $1500HOA: $1000/yrInsurance: $1100/yrTax rate: ~3.4%I assumed the following:I use a 20% downpayment on a 30 year fixed conventional loan w/ 4% APRNew build so warranty is covering most things so minor, if any, maintenance will be neededTake into account 1 month of vacancy per yearTake into account annual broker fee to list of one months rent~5K closing costs~2k in appliance purchasesResult: Assuming rent range of $1500-$1550/month and assuming 1 year I wont have to pay the broker fee to list:From my cash flow analysis I am projecting to have positive cash flow of around .02%-2.1% per year. 

If you have leads I'm happy to pay a wholesaler their fee when the numbers work on my side.

fee.

If they were the victims here and paid a fee to rent here, then they should be able to supply a lease agreement and a cancelled check.Next I would get any contact info you can of the phony property manager who rented it and then send them a message from the victims asking if the PM has any other properties in the area because their cousin wants to move close to them as well.

You should not need to use your cash - We use an assignment agreement - whereas your end buyer will settle with the owner - your profit will be an assignment fee on the settlement statement.

For what is usually a minimal fee you get education from people who have "been there and done that" and, equally as important, the opportunity to network.

Both my husband and I are veterans and we qualify for VA loans (and fee waivers).