The property is in need of some repair work, which totals an agreed price of $19,000.The purchase price of the property is currently 235k and is a 4 unit multi fam.The seller agrees to reduce the price of the property by the desired 19k amount to $221,000.The problem we now have is we will not have any cash at closing to perform the repairs as we would have if issued a credit.

Just something to think about if you want to go to the next level with direct mail, which also costs you in getting the list.If anyone has suggestions or is willing to mentor a new but not-so-new guy who has a strong desire to make some money in this game, please let me know.

Have you given any thought into whether a 4 bedroom house would be more desirable with a second bath or at least an additional half bath?  

Problem is the loan Seller's desire to recoup (or discount) their funds.  

I found a 3/2 house in a desirable area that seems like it could be a good fit. 

We each have different goals, different levels of income-replacement (or cash-flow) desires, different current marginal tax rates, and I think it all plays into a whatever strategy you employ. 

It is a highly desirable area and growing in population.

The less desirable neighborhoods are along Blossom Hill, Tradewinds old and cramped they are first and prices are leveling off.Next year, with mortgage interest rate changes who knows about future.

Without my wife knowing I contacted the bank and previous job's 401K, and wrote the owners the most powerful letter I had ever written on our desire to own that little piece of paradise.

I can console myself in knowing the lot is worth at least 2-3X what I paid for the property, so at worst, I at least got a nice lot in a desireable area,and have the option of replacing the mobile(the County allows anything 1976 or newer), placing a modular, or a stick-built on the property.