. * Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)* Don't allow for your own independent property inspection* Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use      unrealistically low vacancy factors)* Require you to pay for any renovation upfront* Sell only in cheap. low end neighborhoods* Don't accurately represent the neighborhood/property classification* Don't have consistent rehab standards for all properties* Don't provide a scope of work for the property* Can't provide references of repeat investors* Require you to close before a tenant is in place

Buy Property A (get purchase cash from whatever source:  pocket, refinancing another property, hard money, etc.)Rehab Property A (get rehab repair cash from whatever source)Rent Property A (your due diligence should show you if you can cash flow after purchase/repairs)Refinance Property A (long term loan, pay cash received from loan to whatever source you received cash from)Repeat

It's a repeatable strategy and one you can leverage over and over again!

.$350,000 Down     $1,950,000Sold                         $5,200,000Payoff Debt            $1,600,000Remaining              $3,600,000Cash Flow               $130,000__________________________$350,000 turned into $3,730,000Today I oversee 7,068 units with a total of $1.5 Billion AUM.Moral of the story......To create wealth you can't just score once, you must be able to repeat it (this is the power of scaling).

When I pressed them on what is the downside to ask the bank's blessing for the LLC transfer, they gave evasive answers and repeated that "they wouldn't look back on a closed clean title".Closing as an LLC in the first place would require higher rates and down payment, and of course I want to pay residential rates and lower down payment.

Then you either do the deal or bird dog it (find it then offer it to another investor for a finders fee). rinse and repeat.

Move out and then repeat

CVS tends to have more rental increases in the option periods but also in the primary term can have rental holidays at the end of the primary lease term with no money coming in (in those cases a rent credit can be given in advance but it can affect financing so have to plan in advance to set up properly with the purchase).

They're code enforcement, and the violations don't affect the neighbors, so part of my question is why they offer such little time as they're vacant units.And we may fix it, so does anyone have any contractors in that area that they would recommend? 

@Jessica Monroe This a good read to see how the issue might affect your re-sale down the road or issues you could face.https://www.globest.com/sites/globest/2015/02/10/when-is-cleaning-up-a-dry-cleaner-worth-the-risk/