The verbiage used is EXTREMELY important.Let's be clear, taking a home you don't own and selling it for a commission IS real estate brokerage, and if you don't have your real estate license, it WOULD be unlicensed brokerage.Now taking a contract to purchase or an option to purchase that is between YOU and the seller and selling YOUR interest in YOUR contract is not real estate brokerage as defined by any state's licensing laws that I've read.

How we deal with fellow human beings helps define who and what we are.

Can you define what you mean by "working with a company"?

Additionally there has to be some creative, legal way around the no first XX "rental" The home in the not so great area needs to be defined.

Giving them untraceable cash is definately not an option for me and shouldn't be for anyone who wants to last in this business.What about finding out from the lenders?

I know a ton of people I consider winners that are not classically defined as rich.

No reason to get excited when "respond" will be defined by the banks as a letter saying the case is under review and that you should expect an answer in 30 days.

First define lowball, second, your question is very difficult to answer because so many factors go into what banks will and will not accept.Key factor for short sales:1.

So as long as you have the ability to raise rents you will be fine. 3. with interest rates rising, the property value is also rising4. with 20 year amortiz. you have a max rate of 11.5% which is barely double ... and when it rises your interest component is shrinking at the same timeNOTE: variable rates are not as attractive for owner occupied since your income is less controllable ... unless you're a landlord

For Apartments --depending on type of rehab-you always buy at lower price --however--if you plan to get financing --you do projections and add cost -- to purchase price --lender can include the rehab costs -- However, renovations to building or structral repairs --called Improvements --such that it will increas value of property and of course higher rent -- than it is different --it is deffered maintenance - and have to consider based on components -- you also need to talk to an accountnt --for depreciation consideration --you need to buy a soft ware to anlayze -- using what if senerios -- for different assumptions -- IRR is the best -- always leverage and refinance to maximum available at the time --after rehab or major renovations are done and rent increases or cash flow increases --I have done this for several Hotel loans ---similar principal apply --I use simple spread sheet to do five year proforma projections and improvements are added to loan --Lender keep money in escrow- called reserve for improvemnets -- fixed amount based on Recommendation in an Engineering Report.