Are there any conventional loan programs that would provide such financing?

I also purchased two more residential lots and have began working on floor plans for one of the two.I always do an inventory at the first of the year with regards to current status of commodities and assets and increase or decrease accordingly.

Conventional conforming loans last time I was involved was 28% of gross for PITI and 36% for all payments combined.If you gross $90,000 that is $7500 per mo and 28% is $2100 PITI.

Not sure.I think it will "feel" like we are all around the corner as long as banks trickle out inventory and are supported by the regulators in doing so.

As Rich pointed out, things change and it's rare that an area actually improves over time if it was a mature area...but there are some, they usually decline.Most who hold SFD rentals I know flip the inventory 7 to 10/12 years staying away from many of these issues.

you'll pay a little more for the houses, but they have inventory and they're looking for you as the investor.

Maybe it is a sign that the market has started to rebound or maybe the law AB 284 Nevada passed last year has temporarily reduced the REO inventory.

If I am looking to do a sandwich lease option and my tenant buyer is going to exercise the option using conventional bank funding, how is this closing done since I am not the homeowner on record?

From what I can see a hard money > refi deal maximizes the cash on cash return.Purchase Price: $47,000Repairs: $5,000All in: $52,000Rental rate: $900 / mo - $10,800 / yrCash flow: $450 / mo - $5,400 / yr (financed)CONVENTIONAL - 25% DOWNDown payment: $11,750Repairs: $5,000Closing Cost: $750Inspection: $300Total Expenses: $17,800Cash on cash return: $5,400 / $17,800 = 0.30CASH - Purchase: $47,000Repairs: $5,000Closing Cost: $750Inspection: $300Total Expenses: $53,050Cash on cash return: $10,800 / $53,050 = 0.20HARD MONEY > REFI 30 YRPurchase: $1,560Appraisal: $500Inspection: $300Closing Cost A-B: $750Closing Cost B-C: $0Total Expenses: $3,110Cash on cash return: $5,400 / $3,110 = 1.73Am I doing this correctly?

Inventory is very low - getting close to 2005.