I've also had my lender run the numbers and she has me at 3.75% (and not the Texas Vet so I won't have to reside for 3 years) with no fees outside of the funding fee (which I've got in contact to get my disability rating pursued - which then the funding fee would be returned to me).

That means to me: at anywhere near $170k, a 4-plex there should ALREADY be in ARV condition!

We own a 2/1 recently renovated single family home in Red Bluff CA.

Let's try this....max of FIVE rules per person (top 5), label them YELLOW, RED, RUN(somewhat subjective, but gets the ball rolling) .

Hello BP family and fellow investors, my wife and I have committed to acquire 7 - 8 rental properties, 3 - 6 rehab/flip, 8 wholesale deals our 1st year of operation, we welcome and embrace the chance to network with e...

He comes back and asks that I agree to paying u&o and one other thing that my agent thought might be a red flag.

From there, we will be looking to expand and delegate tasks out to VA (virtual assistants), employees or partners.Let me know what you think, tips, advice, red flags, etc.  

With only one SFR, this becomes important as we invest for +ROI, not red ink. 

To avoid anchoring on the $500 number, I want to clarify these would be leads that:Have all but agreed to sell their propertyHave given a fairly low price compared to marketIs highly motivatedIs looking to sell immediatelyRealistically, most "leads" would sell for $50-$100 - this is someone ready to pick up on the other line to hear someone make an offer on their house,  with you as the wholesaler equipped with some other basic information about them and their needs/wants.I'm not sure which sites you're referring to, but from my experience in using Listsource and Melissadata, I expect to spend at minimum ~$100-500 in mail to get a call back, not including the cost of the list itself, without any sort of information on the potential seller, which leaves me at a disadvantage from a negotiations standpoint.Regarding your mentioned model - we're definitely exploring the option of:Significantly reduced cost per lead with profit sharing models for the more risk-averse individualsNo upfront cost/lead, but higher cost/lead if a bulk of sales ends up in a salePete

The market is red hot right now - be very careful with your deals and don't buy because everyone else is rushing in.