Originally posted by "dhinderliter":...this isn't a good time for me to get started but i know that there never will be....You hit the nail on the head!

From my understanding TV ads are very expensive and not necessarily hitting your target market.

4) Do more marketing to hit and exceed my 2008 goals. ...knowing what you now know you would have done different in 2007...See new 2008 goals above!

If oil hits $4.00 will the numbers still work?

Foreclosures have hit recent record numbers and with 10.2% unemployment most experts agree there is shadow inventory building with the banks.

School Loan (US DEPT of EDUC) - $50K - paying $500 a month (basically onl 1/3 of the payment actually hitting principal :cry: ).

She hit the roof and let me know how mad she was at me for buying it anyway after she told me she didn't want to spend the money on it.Today, she loves the property and when it comes up in conversation she refers to it as "ours".

Purely, due to the fact that the REO is now a liability. 90+ days plus should be a starting point.Private lenders, pre-foreclosures(use for identifying property, make reserve bid never know may get it, most auction properties go back to banks anyway) and auction liquidating brokerages(most effective when looking for multiple properties).Right now there's a huge inventory of REO's new one's hit the market everyday may be a venue worth for you to pursue

Just for argument sake, let's look at this deal:NOI: $10,707 per monthMortgage ($1,500,000, 30 yr, 7.5%) $10,500Cash flow: $207 per month or $7.39 per unit per monthSo if the price dropped from $1.5m to $1.4m then $917 per month $32.75 cash flow.To hit the $100 per unit mark the price would have to be dropped almost $400k.

Some states have high annual fees per LLC so you are taking a significant hit.