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I'm also looking for a hard money lender who can help me with a sfh/3-plx conversion.

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Say you do not care where the money comes from--buyer, relator or if you are paying some closing costs to the buyer, reducing those.Then in the same conversation tell the realtor that you want to start taking back up offers and to please change the MLS listing accordingly and put the property on the websites as taking back up offers, not as pending.

A garage conversion to studio mostly hands off starts at ~$90K. 

I have had this conversation with a lot of wholesalers.

Outside of our condo conversion projects, we are actively looking for value add multi-family properties.

Outside of our condo conversion projects, we are actively looking for value add multi-family properties.

in my first conversation with him he suggested mentally budgeting 9% of the sale price for commissions and other costs from the seller side? 

They say its a good lead generator, and has a higher conversion rate than just plain snail mailers.