:D -Excellent communication (I won't go MIA on you...even if I have bad news)-Personable-Good to go in all 50 states-100 lenders to choose from (actually work with only about 10)-Efficient (have a 3 person team in place)I look forward to hearing from you!

They are blue collar, working class type areas, and they can provide excellent returns from all types of investing - rentals, rehabs, carrying notes - while still keeping prices reasonable.

for flipping, my greatest problem with that is using a personal guarantee.i have excellent credit, cash and what not, but personal guarantees don't sit well with me.

They provide excellent opportunities to network with other local investors.

An excellent example of what happens when you over leverage.

. $60,000.The Comps for the neighborhood are at $85,000+.I prefer No Doc because my credit is excellent, but my asset to liabilityand income is not good.Is there such a thing as No Doc based on ARV?

Those sources have all failed, we don't want to do it again, so if that's what you are, you can't help me.I'm looking for some private individuals who have some access capital, and who are willing to look into some deals to make a profit.We already have EXCELLENT deals,we get them all the time.

It's excellent.

LOL, Mike, your big stick of truth really hurts sometimes.Buyandsells, Mike is sharing some excellent insight with you. 1% of the value for gross rents doesn't work to cash flow unless you are putting down a large down payment.

Well this property is an excellent discounted property but does not work in the typical investor's formula (that I work with).So I can't wholesale it but it is a good retail deal.