This property is close to the down town, near a bus line, and fit the business model.

It's supposed to ensure there are no surprises after closing.

Today many if not most (50.1%+) rental properties have a lower cash flow on downpayment (new purchase) or equity (existing property) than a bank CD.

The reality is, (and I say this solely from personal experience...not from any point of real estate advice to tell you what you should do lol) most sellers don't care what type of financing you use, even if you change from cash to financing, as long as you successfully close on time.

I dont think the margins support hard money or two loan closings on this one. 

When an offer from a buyer comes in from their agent, if we accept it, we contact the title company we use and send them the contract . . and they take the deal to the closing table. 

Then shut it down to frame it up, put your roof on and close it up in a couple of weeks. 

Reading through the contract offer that my longtime buyer's agent has prepared, I was surprised to see closing date August 7 and first payment due September 1.My understanding is that the buyer normally gets the remainder of the calendar month after closing date, plus the next full calendar month, before first payment is due on the first of the following month.

Following that up with when you have the benefit of ownership of real property - it isn't until you actually have taken possession of the property.So then, the question comes, when that redemption period closes at the end of 12 months, does your holding period start with when you acquired the right to collect the delinquent taxes and interest?

I first became interested in real estate after a high school friend of mine partnered with some people close to him to flip a house where he turned a large profit, especially for a 20 year old.