As Dion was saying, different lenders, mortgage, consumer, revolving accounts all look at histories differently.

Calvo says, "Money that would have been otherwise allocated towards a housing payment is going into consumer spending."

Focusing on sellers can be a lot of work and time consuming, many owners have not gotten to the point that they are willing to do unconventional methods of selling their home and many need the cash to move.

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Real estate is by far the largest consumer expense, so if someone could figure this out they could create the next Walmart or even Standard Oil.Surely, property management was the answer, but property management is really just like any other business.

Brokers really do work in different ways, here it is possible to find investment brokerage reviews (http://www.pissedconsumer.com/consumer-reviews/brokerage.html) concerning real estate business and not only.

All of these guys plus Ed O and Steven V really inspired me and motivated me to get things going.I returned home, finished the rehab and sold it for a modest profit.

I couldn't imagine starting my rehabbing career with long-distance projects -- it would just be too difficult, time-consuming, stressful, etc.As for selling, there's a chance we'll have to wait until Spring to sell, but the weather is still pretty mild right now, so hopefully we'll have a bunch of showings before the snow hits, and maybe we'll get lucky.

You have just enough (by my standards of risk tolerance) to utilize a hard money lender to assist with a deal provided you have some additional consumer credit lines to fund material purchases to do a pretty decent rehab on an ARV 100K house or less, purchased at 70% ARV minus repairs, needing up to about 30K in rehab.For example, you find a house that is worth 100K retail.You see it needs about 20K in rehab including all holding costs not including debt service (utilities).You pay 70K (70% ARV) minus 20K = 50KYou get a HML and put in 10% DP = 5KYou use your remaining 10K to fund rehab and use consumer credit to fill out the rest (or a different combo of cash and debt, or you can get draws on the HML, but that is more expensive - of course you might need to do it that way because the HML may not want to work with a loan of only 40K).Now you have 70K wrapped up in the project plus there will be around probably 5K in HML fees for origination and 6 months of holding.

Thanks for your response Ben.It seems I have to be more modest in my goal setting.