They asked if the regular deposit could be paid in installments and I was firm that it could not, so they agreed to pay the entire amount at once.

Right but how do you distinguish them from a regular agent?

I've done many at 100% LTV by selling the financing instead of buying the property so to speak.Retirees want income, low taxes, no headaches or worries, no more maintenance, repairs, tax return complications, cleaning, advertising, tenant collections and issues.

Expenses such as damage, clean up, re-rent marketing, legal eviction, etc.

That means as clean as possible -- as high a price as I can offer, no help with closing costs, no due diligence period, no contingencies close in 3 days (or as quickly as the seller would like).Even those offers are getting rejected too often...I couldn't imagine playing games and asking for more with my offers.Now, that said, maybe other markets are still buyer-markets and investors can still afford to do this...

has anyone noticed when they open the door to see the house for the first time, if its a 'good' house, it is totally clean, the electricity and water are both on.It's also funny when they say "houses in this area sell in the 140's",,I guess the size doesn't matter to them,, it is good entertainment, but thats what it is.If I started buying houses to keep others from getting them, I would probable be bankrupt in a short period of time, thats how you get killed in this business

Price is important but it makes a huge difference for cash flow if debt service is 4% versus 9%.The question for you is WILL YOU have enough time to deal with the problems of this property and get it cleaned up??

The one thing I would advise as someone who has a RE license and has enough experience to know that people often price things wrong because for greed. the attitude that they dont want to give it away or all it takes is one person is often used.I only did a few deals just to learn the business but I can say I did my deals fast and clean for one reason.

I make my selection for Section 8 tenant as i do with regular tenants.

.- Remember, you're going to need to add a cleaning fee after each stay.- Build in enough cushion for 'operating costs.'