You cant generalize with taxes saying "Erie County" as you'll get sticker shock in Cheektowaga and other suburbs, the city is cheap though. 

Determining if I will put a sign on the property, where can I get the sign I want to use and the stickers to put my phone number on it.Then if it is a property where there is some work needed, you'd have to add in all the time to accomplish this, with an important variable being the availability of vendors determining when this work would happen.This is speaking as someone with a family and full-time job, other people might need less time.  

I'll seen lots of those signs with the phone number cut out and a sticker placed on top stating 'SCAM'.

At least, I've never encountered two that are alike.

If you're working bulk REO you will always encounter non-performing notes.

@Allen Fletcher I've actually never encountered a sub2 opportunity that wasn't from some huge bank.  

Everyone needs to make a profit, but you won't get sticker shock.

What are are some drawbacks you've encountered by not having an LLC established?

Because whenever you encounter the situations that you encountered here, you will be wiser for sure.

Found a house with the stickers all over the windows, looked it up on the county site and found that it is owned by Wells Fargo and not currently listed on the MLS.