The actual numbers are deal specific.Don, unless you have mistakenly switched debt and equity in this post, I am going to need mega clarification to understand your point of view, which I respect and appreciate.Thanks!

If a property is worth $65K, fixed up, then you're going to need to buy for quite a bit less than $50K.

The property is going to need $90,000 conservative.

Most of the units he paints haven't been done by us, so we do two tone (bright white semi gloss trim, coffee colored or cream colored walls) and lots of spackling, filling, caulking, etc.

T, one other question to answer... after putting $5 - 10,000 into a home you buy for $40,000... what's it worth?

Your going to need very motivated sellers in order to use little of your own money, but you can spend plenty finding them.Remember also that wholesaling in and of itself is a Real Estate job as opposed to Investing.

You're going to need a securities attorney to help you set things up and do to all the proper paperwork.

I mean, I would think the title company is going to need at least a week to 10 days to do their stuff.

10 years is enough time to need a new roof, a new furnace, or some other major item.

Change the bold words only and it really changes the tone doesn't it?