Most things I read seem to indicate that I would probably not be considered a dealer by the IRS if I only flip one or two a year.

While it can be a relative indicator of market value, too often it is not.

Find the average cap rate (this also varies between apartments, retail, etc.) in the specific area you are looking in (this does not mean the state average or even metropolitan area, but that individual community) and then decide if that rate or a better one will be your target price point.2.

I think some bulk deals are selling at 50% of market value and then are split up where individual properties might close at 65% at absolute auctions.

i think you need to explore the idea of your client building his corporate depth. as an individual he can only do so much. he might have to go to a hedge fund that works with a top ten bank and uses thier funds to set up a wide variety of programs that they as a fund service.

So I look for painted out graffiti (the paint overs never match) and gates over windows (people only pay for these if they need them, and if everyone needs them, that’s a good indicator of the crime rate.

Lisa, Might help if your email indicated area you are in.

It's certainly going to depend on what type of investing you are doing.I get offers accepted on nearly everything I offer on--- but I only make offers on properties I want that have some clear indication that the seller is in a position where selling is very important to him.I buy and hold, so I am very picky about what I will offer on.

Does one form a company LLC and then purchase each individual investment under its own LLC?

Once I get leads in from my website and go through the best leads for example, job transfer needing to move, 2 payments behind, and they indicate that their flexible on terms.So when I contact them to confirm what they have indicated their either wanting cash out or kind of skeptical about someone coming in and taking over on payments even though they have indicated that they are flexible on terms.