However as Dev pointed out don't just send a ton of pieces at one shot then have no money left to follow up.

That's a piece of advice I will never forget.

I cannot tell you how many times a seller has told me that initially they got a lot of mail pieces, but that I was the only one mailing to them as time went on.

That said, you have a current owner who walks with cash when you get north of $12k on a $100k piece of property that someone owes $192k on.

So you end up wedging or replacing with smaller cabinets that ends up with some awkward spaces.2) The labor to assemble and install the IKEA stuff is more than a custom cabinet solution so our labor costs went up to compensate for the complexity.3) You frequently end up with missing parts or a busted corner on some of your pieces which requires returns.4) #2 and #3 extend the time it takes to install your cabinets. 

I'm all ears.

Had it just been the one property then I was going the F/F route because of %rates and the fact that I only have 2 outstanding mortgages.Low and behold, fate now throws a curve ball (not sure why I felt the need to do a sports metaphor), and now I'm having to learn about creative financing, legally of course.And @Michael Worleythis is yet another piece to this puzzle.

Work on my spielOne piece of good news is that I did go see my first property (this was shortly after my last post).

Especially if you truly turn the loans within 6 mos. to a year.There is also an opportunity to use an AITD with a shared appreciation mortgage, where you maybe take a piece of the profits at sale or refinance in exchange for a higher LTV or other concession.Servicing is setup on the wrap to get the full monthly payment on the $65,000 loan, with the underlying first payment being paid, then the balance of the payments being paid to you on the 2nd.A basic basic sample might look something like this:$65,000 loan amount at 12% I/OPayments $650 monthBroker's 1st lien for $58,500 - 10% I/O -- $487.50 mo or $5850 yr..Your 2nd lien for $6500 -- Rate arbitrage balance $162.50 mo or $1950 yr.It's important in this course to always compare loan constant, yields, as well as rates.

There were also people in south Texas that would take a piece of land, build cracker jack houses, and sell them on a lease option, having never platted the lots.