Even in a higher tax state at say 4% of value (I think only the no income tax states like NH and Texas approach 6%), she would have had to skip her taxes completely for at least 5 or 6 years to owe that much.

Her approach to doing Real Estate deals is the exact way I want to do them, where all parties involved in the deal come out on top.  

His company gives out a wealth of information for investors and I personally really appreciate the open manner that he uses when giving data, info and feedback.As for investing our of state and turnkey, so much of your success will be determined by how you approach your relationship with a provider and your record keeping.

I would approach this by asking the seller what are the best price and terms for a fast close.

There is an investor for just about eery good deal in the greater LA area, so if your approach is wholesale, I would suggest you look at areas that have a higher than typical interest for investors, and where a little hustle on your part can secure a discounted contract with lots of value or your end buyer.

I agree, take the softer hand approach.

We have been involved in numerous audit matters and expert witness/deposition testimony where the fact that the investor did not report it on Schedule E was repeatedly brought up as evidence or proof that the investor did not have the intent to hold as investment property.

You should be able to approach almost any lender that works in your product type an in your area and obtain a cash out refinance, especially if you request at a low LTV.

What about businesses that take a holistic approach and service all three needs?

I would find a good mortgage broker / banker or any large volume mortgage lender and explain the details as I have laid them out, and they can give you the details of the loan guidelines and how best to approach all this.Good luck and happy hunting.