I need to gain capital once I've acquired capital,  I plan on using in a "subject to" investment.

But I can see your argument and Michael's, depending on the situation, being the right choice.Thanks for getting me to think deeper on this subject,Dave

Any advice on how to find buyers, Hedge Funds or Real Estate Groups to purchase on the above subject?

I've frequented a lot of internet forums since I'm a bit of a nerd and there's something special here at BP.

If I can find details of owners and contact numbers, I would try reach out to them to see if they would let me take over payments- subject to**.  

Technically speaking making frequent transfers between the llc and your personal account is not a good idea.

I have been throwing ideas at my lender about the same subject and they are pretty firm.

I train in wholesaling but also lease options and subject to and wraparound mortgages Virginia is pretty strict and having a real estate license really does help youI would start a marketing campaign toward houses with good school districts in medium priced housesI like expired listings because they want to sell I would knock on their door and give a free report and then follow upMost expired listings are overpriced because They don't have a lot of equityInstead of an assignment I use an option release because in many states assignments are frowned uponSo here are the steps-Contact the expired listing seller-Show the cost is sell by listing with an agent-Compare that with lease to own in getting your sales price without a sales commission down the roadYou can either act as a principal in the transaction by creating a lease and option with your LLC or sign a listing agreement and charge a fee to facilitate the lease to ownIf you're acting as a principal, you take your option and place a memorandum of option against the property at county recordsOnce you have the house under contract you market for tenant buyers in that area that have 3 to 5% downEither the tenant buyer or the seller or both will pay your option release feeP.m. me if I can help youBest wishesBrian

@Mark HoDo a joint venture w the sellerYou want to offer the seller a joint venture agreement and buy it on subject to and get titleYou give a note for their equity in the JV agreement you agreed to pay after note in 3 to 6 monthsYou have title and then you sell w an agent pay the costs to sell with the agent pay the note off and hopefully you have a good JV fee as profit

Again, all of which violate a lenders DOS and are subject to compliance with Dodd-Frank.Federal Law allows an owner to place their property in to their own Revocable Living Trust, more specifically a Revocable Title Holding Trust, name beneficiaries or remainder agents, one of which may agree to lease the trust property on a net basis.