We subsequently formed a second JV/LLC to develop a spec home in the Kirkwood neighborhood on an infill lot picked up in a tax lien foreclosure.  

And, a last second official records check just prior to closing/recording your mtg, to make sure he doesn't slide another mtg in there.

They have always paid late..after the 15th sometimes and since i am soft at heart i have let it slide for several years now.  

Also, incur the additional $200-300 and put sliding doors on tub/ shower.

If the buyers don't think they will make money then they won't be buyers and then Im stuck with a property.I was wondering though what contigencies to put in a offer on an REO so your post and thd subsequent answers were great!

I guess the subsequent cash flows would have more meaning for highly stable organizations signing leases and thus providing ultra stability to the investment.

Rinse and repeat.Before you know it, you'll have LOTS of units, and you will have avoided taxes along the way, increasing your purchasing power with each subsequent step.

They are far less likely to leave and go elsewhere as a neighborhood slides downhill than their neighbors a few blocks off.

We've used window heat shrink film, similar to that in your link, and it worked quite well for a sliding patio door as well as smaller windows.

The most important thing for every investor to get you through your first fix and flip deal or 100 th deal comes down to experience and credit.The higher the credit the better pricing terms are.Usually higher credit less down payment to bring to table.Lower the credit higher down payment to bring to the table.Experience is the icing on the cake and can overcome credit issues in most cases because the lender can see that you know ehat your doing.However if credit is to low or negative the pricing may still be a little higher relative to what a prime borrower will get with significant experience and credit.So all in all its a sliding scale credit plus experience is the golden ticket for prime pricing and the most leverage.If either of these are not ideal...No problem pricing changes where you may be charged higher interest relative to a prime borrower or have to bring money down or pay monthly interest.Its all relative to your deal and scenario and gameplan.