Access was mentioned as consideration and check rentfaxpro as they somehow rate quality of PMs available as well.

There was another thread here recently where someone bought from an online auction and couldn't get financing because he couldn't get access to the property.

My agent has the ARV comped out at about the same, and maybe even up to 175k with higher end improvements.

Sometimes you want to improve your credit score needing some time to get it up there.

Whereas the general public doesn’t know a million real estate agents, tends to hire the first one they meet (when they’re ready) 70% of the time and tends to sign whatever “normal commission” you initially propose.The great thing about working with investors is you get access to wholesale priced contractors, you learn what questions to ask, and you learn how to analyze your own buy and holds or buy and sells.

Legal Fees $2400 Deposit Required for the mortgage - 20% - $35,000Right now rehab - 22,000Property improvements and correction of deferred maintenance over the next 2 years - additional $24,000 Mortgage payment - 871$ / monthWater - app $200/monthProperty Tax - app. $300/monthGrass/snow - quoted by a local company at $274/month (1800 for snow for the year, 1500 for grass for the year) Insurance - $140/month (got a great rate not cheap insurance) The heat source and hot water is natural gas, New furnaces and water heaters installed in 2015. 

The problem is that the bank won’t allow access to enter the property at all, until the title is transferred.

Building new, rehabbing, buying tax deeds, ect etc...I like them because they are setting the comps in local neighborhoods that need improving but I would like to see how thier business model survives without such a strong market. 

@Mary JayIt's difficult to get started without access to capital. 

Then, keep doing whatever you're doing in life with regards to working, etc, and getting yourself access to capital.