So I'm a little embarrassed about this, but....I put in an offer on what would be my first investment property -- was so excited!

I remember multiple offers on homes, some above list price before the sign was even put in the ground, people waiving inspections just to get a house and these were not below market investor deals, these were full market value homes.

Seems like you'd have to put in tremendous hours in order to see any results.

It's a tough situation, and they should be made aware that you were "put" in this situation - but will work with them to "try" and make sure the sheriff doesn't get there unannounced.

The HOA's name is on only one of the properties that sold, so they don't seem to be too aggressive in buying up properties, at least for cash.My question for you creative minds is: What clause could I put in my offer that would not affect my owner finance offer, but yet would cause the HOA to say, "No, we don't want this home"?

She puts her own money into some repairs, but not all of them as the owner recently put in a new furnace, water heater, and plumbing.

We are put in the time to rehab and manage it, and they fronted the money.

It is not an easy process to get it all lined up, but if you are willing to put in some leg work you can make it happen.  

Although Dekalb is pretty well built up, there's quite a few gems scattered around for those who want to put in the elbow grease.

It sounds like you've put in some time to learn about this business and you wont let anything keep you down.Best of luck to you!