If there is one, then write it down and keep that in a safe place.First house I bought, I had to break in through a window (small town, Labor Day weekend - Locksmith's voicemail said he went fishing LOL). 

Joe, thanks - both sites show no listings.  

I don't do CASH payment for anyone,, If I have to do that,  I go to bank withdraw enough cash to cover the amount, I write a check to labor contractor and have him endorse the check and hand it back to me, I give him the cash right then back on the spot,,, this is for the type of guy I might hire just for day labor... type work.

I am willing to work whether paper work or hard labor.  

From at i've seen these kind of yields are only achievable in risky markets (negative demographics, high unemployment, etc..) and with small rental investments yielding very little money per door; thus extremely labor intensive.If you find me a minimum $2m+ REI yielding 15% net in a stable and growing market, let me know!

Thanks joe. 

@Joe Villeneuve What if the appraisal is $2,000 less than the agreed upon price and the seller won't budge?

@Joe Tanner This is a good question and interested to hear from other investors!

The first third is usually for materials, the second third can be after the framing of the deck is built, new footings are poured (if they needed to be) - which is two inspections, one for footings, one for rough framing (but not always enforced in Boston), and mostly covers materials and labor.

@Ellie Narie contact @Joe Hammel and his team!