(Again the seller is going through foreclosure so I assume they are low on cash) This is a short sale

.- every investor reaches a point where their DTI is trashed and they have to move into different loan products. there are tons of lenders out there that specifically work with REIs & have many ways to navigate this. don't let DTI concerns keep you from moving forward. - LLCs provide minimal legal protection in case of an incident. work with an asset protection attorney to come up with a better plan if they are that concerned. also have great insurance and an umbrella policy. 

I'm planning to put my house for sale in May as I plan to move out of state in July.

Back then I really wanted to invest into real estate and I did value the knowledge of experts but the sales pitch made me think that my upfront 20k sacrifice would be repaid in a sequential frequency of wholesale deals based on claims of previous students with successful deals, thus reasoning it sequentially.

Non-QM products don't, but you'll be capped at 75% LTV and pay above-market rates.

There are many options online that can help you calculate your ROI, but the formula is relatively simple:Total Cost to Invest (purchase price + rehab + any holding costs + commissions and closing costs on both sides of the transaction)Net Profit (sales price - total cost)Formula: Net profit / Total Cost = ROI %Also, not sure if you would like access to a spread sheet/calculator that can do this for you, but I have created my own. 

Realtors are not one of my favorite middlemen on the sale side either.

I've never heard of a warranty deed issued at foreclosure sale.

Sale price: $525,000 I bought this land, built a duplex on it and sold it.

Plus the Packwood town garage sale!