I use REO specialists, RE Brokers, bird dogs, wholesalers and sometimes just comb a few neighborhoods myself looking for potentials.

You, your tenant buyer or the mortgage broker will have to begin that discussion with the lender funding the deal.The only way that I know to get the "rent credits" treated as part of the down payment is to have them be part of the option fee and then have the option fee treated as down payment.

I guess I've always wanted to get into real estate, my mother worked for a Broker here for many years and I would always get great advice from him, or books to check out!

When you are closing on a purchase of an apartment complex, who generally pays the broker's commission - the seller, or the buyer is expected to cover some of the cost as well?

As a licensed Broker and appraiser I had a dramatically different background than most investors.

Or talk to a commercial broker.

Only problem is the home has the Brokers info posted and not the sellers.

A better idea even may be to talk to one of the hard money brokers at the meeting, they will borrow at a little lower rate say 10% they then lend the money at 12% and 2 points this is their profit you get the original agreed to amount.

I was actually having this discussion with a well known poker pro a couple months ago -- apparently he was able to get a couple mortgages on a primary residence and vacation houses back in the mid-2000s and to this day has never missed a payment...but mortgage brokers are telling him that his only option these days are portfolio lenders (who would likely require him to collateralize the loans).

Easy.Put some time in and *BOOM* -- real estate broker license.