@Ned Carey made several good points.You can look at REI like the used car business to try to solve the seller's problem, that is buy cheap as in the "car auction", ORyou can learn all the techniques that work well, like sub2, cfd, wrap, lease option, straight option, etc.You do not need cash to buy/control houses, just a flexible seller and give them choices that benefit them.You do need to be able to present viable solutions to the seller in person, so you need to avoid agents - MLS, and market direct mail - Craigslist for deals direct to the seller.

Upon sending them the new lease for the upcoming year, they requested that I modify the term of the lease to a b a 6 month term lease that would automatically turn into a month to month so they would have the flexibility they want to purchase a home and move out without paying any penalty for breaking the lease early.

He wanted the flexibility to sell or use either one and preferred 2 amounts.These notes were used as a part of the total downpayment and the seller was more interested in bigger fish to fry.

Therefore my flexibility on lease lengths is based on this.

I'm really looking for owner financing though to allow for flexible financing.

For example (these numbers are completely made up, I have no idea what the norm would be):Say you can get 3 mobiles for 20,000 each, at 20% down, 10% interest @15 years20,000 Investment capital-12,000 for Mobile Downpayments--------8,000 Investment reserves / 516 total per month, for P&I only not counting any other costs to hold=15 months of reserve if all 3 were to sit empty (again, not counting insurance, tax, etc etc)Obviously you wouldn't invest in them in the first place if they were to sit empty, but I just wanted to throw out a perspective that lets me, personally, at least see what kind of flexibility that I have available.

Though it's not perfect it does offer flexibility to change terms and the % ownership per project according to what each is bringing to the specific deal.

I spoke with NREI and while I did like the flexibility I didn't find their pricing to be very competitive.

We informed them that once we decided which contractor we were going with on each property, we would request a detailed bid (i.e. itemizing and costing the major components of the rehab).We are now getting push back from our contractors on them providing a detailed bid, with their rationale primarily being (a) the cost of the rehab would be greater if they had to itemize the cost (instead of giving 1 overall $ cost, where they have flexibility in changing material and labor costs) and (b) it will take time to pull that information togetherBy way of more background, we have only done 1 house flip inception to date.

By "format" i mean, some of my buyers are tech savvy and like email, some buyers may just want a quick text, and others wont respond to anything but a phone call.So be flexible, and start building relationships.