efirstbank1031.com appears to offer a delayed exchange for $400.  

Sorry for the delay, but we just hired another developer to the team who will be focused on fixing and improving the app.  

More time to get the process, which can include delays caused by the Borrower, courts or the Mortgagee just taking their sweet time, can serve to increase advances and thus payoff and thus erode junior lien holder equity.Some states allow for a deficiency judgement and others do not.  

I am looking to buy properties that will be minimally cash flow neutral with a long term appreciation.I will appreciate any ideas.

The reason I am thinking franchise is because my experience actually managing properties is minimal, all done while working a high demanding full time corporate job.  

I have one deal under my belt.....and thankfully did it when the market was still rising quickly as that is the only thing that minimized the loss; the list of mistakes is long and too familiar here on BP to waste space here.

We are minimizing, but not eliminating risk.The problem is, on those occasions when things go wrong, we tend to be even more loss averse than we are risk averse.  

In addition, the deposit on the property is typically 5% - 10%, I have read numerous forums, etc. that proclaim that wholesaling is an excellent way to get started as a new investor with minimal capital available.

We have picked up some pretty good deals that way for items where the damage is very minimal or doesn't affect the usefulness of the item.

Mark, I apologize for the delay in responding.