I know they are a pain in the butt.

He sounds like a pain.

So in my market Georgia I get contacted by many sellers.Had one tonight that owns 7 properties.Did an analyses for them and the solds were at 19-25 sq ft.They had older houses they put money into built in the 60's and 70's.Sadly they are trying to compete against a wave of recent bank foreclosures built in 2004 and newer.They appreciated my help but said they will wait to find the right buyer who will pay what they have put into the property.They said market is improving.I showed data that SALES are improving but price is flat to declining as banks put more inventory on the market.So the seller will endure 3 more years of pain waiting to get their money back.I venture they will give up somewhere along the way.I told them to try and sell owner finance with some down to offload them having to manage the property and get cash back in the deal.They own free and clear.So this is what I am seeing is get what you can now or accept you will have a headache for years and years to get to a point where you feel you get enough.What have you been seeing from sellers??

So far I am about 30days late to close on a property I find to be a great investment. The property has been the easy part the financing has been a nightmare. I’m getting a FHA/ FHA 203K loan and I have everything need...

So long as what they do will not require a license you can get some sharp kids who want to learn the business and have no employment relationship!

Tightly screening tenant-buyers will make this business a pleasure or pain for the average investor.The method by how you sold/rented the home will matter as to how you will be evicting them, foreclosing, or suing for some sort of non-performance issue.Who is holding the Title?

Who will explain what the steam shower is or point out the double-pained energy efficient windows, spray-in insulation, tankless water heater, etc.

You have your money and might look at a default as less painful at that point.

You might save a couple hundered/month by calling around to get best prices.I would not go with a box truck/ uhaul truck because its a pain in the butt to load it up compared to an open dump and you waste a ton of time and gas making dump runs.

Hopefully I can get past these painful startup pains and get going!