There are people on here that lend money and do joint ventures. 

Investing near  high traffic areas which takes the guess work out of "The projections" - Parking models can be simple...It's real estate an investor owns.It's a business with constant cash flow.It's low cost to manage (And upsellable!)

You are basically placing tenants constantly.

Even with a GC, you'll need constant oversight and attention until he's proven to be reliable and honest.

Numbers that tight demand scrutiny, and constant re-running.

I find it a pain to work with over FJP (finger joint pine).

If the kids get out of the tub with no towel, the water runs down from the joint of the wall and floor and destroys the ceiling below. 

I do have some money available to joint venture deals so I am willing to put skin in the game. 

I am looking for all co wholesaler or Joint ventures available for NJ. lets make some money this month. commercial or residential

@joseph 70% after repaired Value minus repairs doesn't work for the seller but what might work is a joint venture with a sellerSometimes it's better to talk to the seller directly with the agent and tell them exactly how the real estate investor world works Pencil out a possible solution 70% of ARV minus repairsIf that number is terrible then tell them you would consider doing a joint venture where you would bring in your own money to repair the house and then resell it with the realtor getting a commissionI would bring in a rehabber GC where they could guarantee the repairs on a certain budget and you get private money for that amount of repairsI would charge a fee of 5 to 7% of value for joint venture fee650- 65 costs to sell with commissions and closing costs - 200 in repairs - 32 jv feeSay 350k net to sellerBeats the 291 MAO1 buy w private mortgage no payments for 6 mo2 own it and repair it with private money3 resell it w agent4 pay off note to seller and private money loan@Joseph ChillemiGo Red Sox Nation!