. $120k in profit, meaning you recover your equity, repay all the debt and repay whatever the cost of the rehab sounds like a great return.

I'm not sure if I would give up hope until I saw the inspection report and there were no big ticket items that would just kill the return.

Some people will tell you it’s irresponsible and to pay off all of your loans first and some will say they get a higher return on their investments than the interest rates they pay on their loans so the money is better spent investing in real estate.

Tenants agree to return the appliances in the condition supplied less any normal and reasonable use.

I do not need cash flow and I more value the total return. 

The worst a seller can do, is say no.On average, you can get a 7% return by simply investing in the stock market, I would personally like to shoot for 12% or more.

We also felt that the realtor  would roadblock us by not submitting offers that in their opinion was, "too low and the bank wouldn't take that" and was attempting to get us to pay for homes that we felt were too high, for their own personal gain on return. 

I know the area i invest in, the properties in $60k - $80k can rent for $800-$1100 (nicer ones), and that gives me better returns than investing in cheaper or more expensive properties in the same area.  

I guess I was assuming that a landlord would see this as an opportunity for an pretty decent cash on cash return for the first 3 years, then finance it through a bank.

.- use the attorney at title and add it to the HUD-1We use a clause in the note that waives the right to defend a foreclosure in default, so the property returns to the seller without contest (varies from state to state I imagine)We also pay the sellers closing costsAll of this stuff is negotiable...you can always push things with these...like lower the down payment and have the buyer pay all your clients fees and your commission, etc.Give me a shout if you want to chat more about this topic.