i didn't remember the permits and such so getting at least a handyman/g.c. would be a good idea for the first few jobs. and i am sure i will be obsessiv and nervous enough that i will constatnly go to the job site and oversee anyways. i will talk to my realtor and feel her out. she is not in real estate as a full time job but more as a boost to afford what they currently have. she has helped a few of us buy homes in our playgroup and did take me to some homes that were fixers when we were looking even though we couldn't get them (va loan...must be liveable). she has the knowledge about the market and is a little more astute with fixing/building projects so as long as she understands what i want and need i know she'll be an assett. i think she'll be understanding of the low offers. i believe a comment was that "well it doesn't hurt to put in [this] offer" for a range listed house. there were quite a few short sale and reo propertys when i was looking so i'm sure there are still plenty. i think the majority of personally owned homes that are on the market here are already fixed up so i will have to go with reo/foreclosure homes. problem is finding one that has a small loan and the bank is selling for that price. but i guess thats the point!

Debt can certainly boost the ROI but leaves you very vulnerable on more levels to nasty surprises. 

Unless it’s a illegal transaction as he is not the legal owner or you have some moral qualms about buying from a abusive knife wielding child abuser.

The downside is you have to disclose, you will carry more liability as an agent because you're supposed to go about business morally, ethically, and legally.

Moral of my post, don't buy CFDs, buy notes and DOTs or mortgages.

It would boost federal tax revenue in the short term then cause a major shock to the market.

@John S.Google Stephen morales, realtor for those jacksonville areas.

Moral of the story, do your due diligence and assume that the cap rate that the seller gives you is higher than it is

Property is on two acres of land, so currently investigating additional ways to boost cash flow such as solar energy, separate garage lease, etc..

The nice thing about renting the property prior to settlement (lease start date must be the day after your purchase settlement day):You start out with a cash flow boost, because you pay mortgage in the "rear" so you have no mortgage due for 30 days, and the rent is paid to you in advance.If you purchase a property with no money down, than this setup creates a situation where  you have a free month of rent at the time of settlement, in other words "you get paid" for purchasing the property.