None of my offers are "low-ball" in that there is a reason that I've offered what I offer, not just flinging crap and seeing what sticks to the wall.

Duval has hundreds if post auction tax deed properties you can buy over the counter from the tax deed office for base tax.. p.m. me, I will tell you where to go direct , no middle man..no Scammy assignment no wholesale crap...direct from tax deed office 

It’s impossible to predict the next real estate crash; just like stock market, those who say they can, are 100% full of crap. 

And it is particle board, so a good layer over a crap layer is like bbq sauce on a turd. 

Updating projects include:2 x new kitchens2 new sets of appliances including plumbing for dishwashers (didn't have dishwashers)Building out washer/dryer laundry rooms off the kitchen, so tenants will have separate systemsAll basement windows will be replaced with glass block that can open (for venting)I'm tearing out all the gross drywall and crap in basement and starting freshUpdating bathroomsInstalling Glass Block in the bathroom windowsFixing a few windowsPaint the whole damn thing inside and outRipping off (and capping) the unused crumbling chimneyWater managementGutters installed with drain pipes so I get the water away from the perimeterRipping out the carpet and refinishing the original hardwood - everywhere (if it's salvable)I am rebuilding a stairway making it saferA few other projectsTotal price after all Rehab/Fees is approximately $210,000I don't know what my rentals will be, I am going to begin marketing it @ $1,500.00/unit I believe I will be able to lease there, or at the lowest $1,300.00/unit (as is market values on craigslist and other sources)The neighborhood is considered the good part of the rough area, lower owner-occupant, lot's of section 8 in surrounding areas.  

You will lose 5% in vacancy alone.I think most investors probably use 20% for those 3 items but no experienced investor is using 5% for all three items.If for example you have a home that rents for $800 a month and you are being told that as an average you will spend $480 a year on vacancy, maint, and capex that is total crap.  

I've run the gamut on loans' credit scores/interest rates/ratings that failed (although I never went with A stuff) and it's all a crap shoot, so I try to get the most investment return possible while I can to cover defaults.No inquiries and no recent defaults/public records.That's the gist.

A pass line bet on the craps table has a better payout than that. 

The risk with a neighborhood in the hi-desert is that guest may need to drive by a lot of crap or methy houses before they reach a their rental.

Yes it seems everyone is trying to do it.If you buy cheap enough you can wholesale.This goes back to the whole argument that If I list a property for sale as a broker and market it properly I DON'T need a wholesaler.There will be plenty of people banging down my door to buy the deal.This perception that banks are DESPERATE to unload properties is not true.They are MOTIVATED and there is a huge difference.My sellers are not interested in people who don't have a pot to p*ss in.I tell them if you are a cash buyer then show me proof of funds valid within the last 30 days.If you are a corp of llc show me the documents along with the banks statement of POF that you are authorized to make decision for the corp and control the accounts.If you can't do those things and you are trying some guru's half baked seminar crap I don't have time for you.Especially when the next call I receive is from another buyer who does meet all the requirements above.If they are using a HML then it is cash but tied to an ARV condition so it's not an all cash AS-IS deal.Don't worry about competition as it will be there in any field.In every field you have the top class that makes most of the income and then some that make a decent wage and then those that are in poverty.