-Buy at house from a motivated seller for 100k that would retail for about 115k.-20k down-4k closing cost-4k some repairs before rent ready-30 year loan at 5%-so all in for 28k-10 year expected hold time-Rent for $1175-taxes $290 mo-insurance $120 mo-mortgage payment $430 mo-total is $840 mo PITI-above numbers give $335 mo cash flow-after 50% rule = 157 mo but I adjust this up a little because I don't use a PM so I figure $195 mo is acceptable (maybe!).

I agree with Dion, I'd not enter into a JV with others, your entire operation could be at risk arising from a few bad apples and in the wholesale, most lack experience and knowledge, if they were more "on top" of RE, they wouldn't be wholesaling deals but buying and selling and doing retail transactions to obtain a higher prices and profits.

On the equity side, we look for cash-flowing apartment, office and retail properties with 3-5 year hold periods, as well as residential fix-and-flips with hold periods of less than a year.

After talking with him more he is looking to sell closer to the retail price rather than a discounted price.

If all it needs is clean up why not have the work done and retail the property?

My company Sheals-Johnson Investment Group specializes in helping out of state and overseas investors with rentals, wholesaling, and retail flips in Indy.

Is closing any cheaper this way than when you're buying a house retail?

Now if you are a massive company with 30 subsidiaries you want to be headquartered in a friendly state.

In general you will find deals with fatter margins through direct mail than you will through the general MLS as you aren't fighting all of the other retail buyers and connected investors (who are alerted to choice properties within minutes of them being posted or before) who will be putting significant pressure on those houses.Read up on direct mail marketing in these forums and you will learn what the best ways to do it and where to focus your efforts.

. $499,000 is more of a retail price according to comps.