Some years that will be straight profit to the AC guy as you need nothing done, other years he'll break even with 1 or 2 minor fixes, and some years he may lose out a little as a major doodad goes out.Insurance companies make money by understanding costs, risks, how often things break.

SFRs are more of a crap shoot, IMHO, because a good tenant will produce higher returns while a major expense will really hurt.

I'd like to become a major contributor to the board, it's helped me so very much.

I also have replaced most major maintenance problems I can think of, hopefully no new suprises.

I've seen alot of properties selling way over list, that required MAJOR rehab expenses... and they still got a whole bunch of over list offers in the first week.

It sends to several major sites, and it's FREE!!

There are lots of very simple and effective way to market that you buy houses without spending a lot of money from signs in the yard, bandit signs around the neighborhood, negotiating with a local business that has a blank wall facing a major street (think gas station on a corner) to hang a banner on the side.

Regardless of what they do, you can petition the board and require a vote and void any action taken by a board, generally with a majority vote.

I want to use hard money to finance the majority of these deals but I know that cash offers hold more weight.So would you structure your offer as cash and provide proof of funds for the purchase price but then ultimately use hard money or would you be more up front and show proof of funds and the letter from the HML and structure your offer as financed?

Where do they make the majority of their money from?