@Pete Sailhamer are you saying:1. using an LLC, use 20% of your own equity to2. buy the properties at a 20%+ discount (aka "distressed value) and 3. finance 80% LTV using a private money / hard money lender and then4. cash-out refinance the properties to pull out entire initial equityI'm facing a simiailr scenario and would love to learn the best way to pull off a deal like this when there are several cash-flowing properties for sale (with equity).** I should mention my long-term goal is to build a portfolio of properties (~5) to obtain a portfolio loan DP's on 1-3 apartment buildings.

If you are using a lender, the will probably not let you do the deed transfer yourself.

My wife and I bought a condo last year using a VA loan.

Also depending on the budget you have using a skip tracing service that yields either their name and phone number or a relative name and phone number best to reach relatives that are older they usually answer their phone and I have had some give me the current phone number of the person I'm trying to reach.

Daniel....and others, just a note on using a note to secure your interests:Be careful that you use a contract for your equity position or profits from an arrangement and use the note to secure actual cash injected to make repairs or improvements, the note can only secure cash as a loan, unless;you hold a license as a contractor or an agent as commissions, or if your labor is by contract and is customary for the work performed. 1.

There is nothing wrong with buying a foreclosure auction house and using a property management company with the first one.  

With both me and my husband working, I don't think that we will have an issue getting approved for a second loan (we currently are using a VA loan for our primary residence), and hopefully for one more, like you said.

I've been using a military base long term hold plan since starting investing, at first by accident and then on purpose. 

Seller financing (AITD)Hard money 1st and seller carry second (as long as you're using a hard money guy that allows seconds behind their 1st)Partner with money

We can load the trailer(s) using a forklift, try doing that to a pickup without causing any damage.