Still, I have to weigh the risk/reward and believe that's the sweet spot in the market right now.Since my plan is to purchase 1-2 properties a year (for buy & hold) in the near to mid future, I am actually hoping that the market continues trending down or at least stays flat.

I work with a local bank and they offer a pretty sweet deal for flippingI tell them that I'm buying a house and need (X) amount for repairs.I have to pay 15% of total amount down payment at closing.The repair allowance is a line of credit so that I only have to pay interest when I draw the funds out.Interest only loan with a 1yr term.

Originally posted by Steve Babiak:Some of that is already here:http://www.biggerpockets.com/forums/51/topics/60156-llc-s-how-much-risk-is-there-Sweet, thanks!

Thanks for sharing your sweet story. 

Any appreciation you gain is just icing on the cake and that rate of return is pretty sweet.

I put a Cash Offer on a CitiMortgage REO Home for $30K, Asking price is $35k, needs some TLC but for the most part, it would be a sweet deal.I put the offer on the day it came on the market with my Realtor who had to present to listing agent...My realtor followed up with the LA because of expiration and she said that the home has to be listed for 7 days in order to accept any offers....?

Please, stop trying to sweet talk - take responsibility and admit the truth.

My team is comprised of agents with are active investors and Oakland is right in our sweet spot.

@Nick Wing  Kevin is a New InvestorTaking on a Hard Money Loan even its its a sweet deal is risky.  

BOA took their sweet time getting it approved and we closed just before Christmas.The home was built in 1948 up against the rear property line for some reason.