You are seeking entity financing---something like this one:Documentation: No Ratio, No Documentation Main Credit Score: 400 Credit History: Very Poor Debt to Income: N/A Occupancy: Owner Occupied, Non-Owner Occupied Loan Amount: $200,000 - $50,000,000 Lien Position: 1st Mortgage Cash Out Amount: $50,000,000 Loan Purpose: Bridge Loan, Purchase, Rate and Term Refinance, Debt Consolidation, Cash-out, Heloc/Line of Credit, Construction, Forward Commitments, Equipment Purchase, Unsecured Loan, Business Loan, Equity Capital, Venture Capital, Credit/Asset Enhancement, Takeout (const-to-perm), Home Improvement - Value After Improvements, Rehab, One-Time Close (const-perm) Property Types: Five Plus Units, Mixed Use, Farm/Ranch, Condo-tel, Retail, Warehouse, Raw Land, Hotel/Motel, Office, Care Facility Housing, Special Use, Industrial, Gas Station, Other Commercial Types, Office Condo, Non-Warrantable Condo Rate Types: Straight Fixed, Adjustable, Hybrid Amortization: 5 Years, 20 Years, 25 Years, 30 Years States: AL, AK, AZ, AR, CA, CO, CT, DC, DE, FL, GA, HI, ID, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, ND, OH, OK, OR, PA, RI, SC, SD, TN, TX, UT, VT, VA, WA, WV, WI, WY, International Special Features Drive By Appraisal, Borrower is a Corporation, Borrower is a Church, Borrower is a Trust, Borrower is a Foreign National, Non-Permanent Resident Alien Allowed, Borrower Owns Over 10 Properties, Mortgage History Only Reviewed, Bankruptcy May Remain Open - Ch.13, Bankruptcy from Filing Date - Ch. 13, Currently in Foreclosure, (bailout), Borrower with NO Credit Score Allowed, Score Only, No Credit History Reviewed, No Form 4506 Required, No Reserves Required, Gift Funds Allowed, No Mortgage Insurance Required, No Seasoning Required on Funds to Close, No Prepayment Penalty Required, Interest Only Payments Available, Less Than 2 Years Employment, Self-Employed, Non-Recourse Allowed, Recorded Land Contract Allowed, Unrecorded Land Contract Allowed, Less than 12 Months Seasoning Refi, (using purchase price), Leasehold Property Allowed, Less Than 2 Years Employment, Wage Earner, Rural Property Allowed, Seller Seasoning less than 6 months Allowed, No Minimum Number of Trade Lines Required, Less Than 12 Months Seasoning Refi, (using appraised value), Lease Option Allowed Regards,Scott Miller

I can't immagine that they can get you stuff sooner than a retail store or home depot or get you better pricing, seems to good to be true.

Most all agents work with retail buyers and sellers.

Our credit person is also pre-approved for conventional financing in the event we need to get out of a hard money loan, we know we are OK for Hard Money so it's all systems go.Our GC is very well respected, has a great team AND we are not paying retail for anything (remember these guys are all in our Friday poker game, one of our guys has known the GC for 20 years and has put a LOT of business his way)Here's a deal that one firm wanted us to bring in 15K for:$340,000 After Repair Value (very solid comps)* 65.0% times Loan to Value$221,000 Loan Amount$- 2,800 less Estimated Closing Cost$218,200 Amount Available for Purchase and Repairs$- 18,000 less Repairs Budget$200,200 Amount Available for Purchase Price or Offer PriceThe property was listed at 215K BUT, as I said before and because we don't want to take $$$ into the deal, I wouldn't pay more than what's left available within the loan AND I want to be able to offer it for sale below the comp value so I offered 185K.That deal is not dead.

You wont make a profit paying retail and buying new.

Typically the majority of investors gravitate towards lower end blue collar areas where they can get decent returns on renting the property and still have some retail options.

I don't see how you make a profit buying retail.

Not really concerned with anyone's opinion about the ethics of doing this, so please don't respond with regard to that, but if you have the CA criminal or BPC code that is relevant to this action, I'd love to see it.Hoping Aaron or Will can help out here... it'd certainly be cheaper than continuing to pay my attorney to deal with problematic occupants at a snails pace.

We have a deal in principle with another investor and I'm wondering how others have structured similar deals in the past.This is a retail flip project.

At least in my area four valves would be around $60 from my supplier.For some reason the HD in my area quit carrying them a couple of years ago, I'm not sure about Lowe's, they still might.I'm sure there is an irrigation supply store in your area that would retail you a few valves.