And I posted where I would look, because the market for 1-4 residential fits my budget (beginning investor) and my comfort level (working class families).

They have buyers lists if you have a deal that fits see if they will work it with you.Ask the rehabbers where are they looking what do they want to pay.

The only person I have heard that would fit what you are looking for is @Dawn Anastasi houses.

You should take it a little more serious and change your strategy to fit inside the local laws.

IMO just because a deal is outside of the box doesn't mean it's a bad deal and I sometimes feel like, for some agents that I've worked with, if it doesn't fit into a standard, cookie cutter, every single day agreement -- it's wrong.I believe if everyone is transparent, if everyone knows the risk and there is a base level of protection is given in a deal-- then is a deal is a deal.

If you are in for the long haul, the right time to buy is whenever you find an opportunity fitting your investing goals and within your means and ability to complete the purchase.Trying to time any market for the "right time" is foolish, risky and rarely successful.Set your investing goals and parameters based on the conditions you see around you and then execute to your plan.

I wanted to compare purchase price using 2% and 50% rules.My best guess is 2% is for single family or duplexes and 50% rule fits better for 3 or more units otherwise we will come to 2 different prices.I am trying to have a clear understanding.

I would assume tab hard money also fits into that category but I don't know, since I'm licensed I've never looked.

It's raining here again but a good morning to be studying and I hope to fit in another great podcast from BiggerPockets.

= 1040 Fitness = 365 Buffer (2hrs * 365) = 730 Total = 7042Time for real estate investing = 1724 / 52 = 33 hours per weekDo you agree that 33 hours per week is reasonable to be a successful part-time real-estate investor?