I'm also dealing with less of an investor pool so I have to factor that in too.My area is still fairly stable so I would guess that in most other markets you will need to be drastically lower than my numbers to be moving property quickly.

Hi Mike,Unfortunately, I don't think this deal is looking good for you depending on a few factors.

You can't use the cap rate as the sole evaluation factor to make your buying decision if you are using financing.

Both houses have approx 50% ROI when rented out and paying cash (modest estimated, I've even factored in 5% vacancy and 5% rent collection loss) I check out a lot of foreclosures (I've seen about 50 this month from various sources), and I put out a lot of cash offers.

Of course your expenses have a huge factor on this as well.

closing time depends on a LOT of factors, judge signing papers, title company, owners, bank, etc.etc.etc.I've closed as fast as 14 days and as long as 3 months.

"Being arrested is just one of the potential factors in doing this."

These are factors you should consider with your strategy.

OK, so I'd apply my more optimistic assumptions with those factors, and use 40% of rent for all expenses.

Your assignment fee is determined by how much you decide to make on the deal.Now as Robin described you need to make it a win-win situation, and you do that by factoring your fee into your offer initially so that you can be selling it at your predetermined price.Understand, though, that your assignment fee is whatever you think you can sell it for minus what you get the seller to sell the house to you for.