@Eric O'Brian - I quit the j.o.b. and went full-time RE (investor and Realtor) at the beginning of '07.

I saw that my buying agent and the listing agent work for the same realty, and are both listed as "dual agents" on my paperwork.I've researched quite a bit (and feel mostly ok about this)--- but am asking you pro's.

I've no need to tell you how mass the wealth of knowledge is here nor how great the people are since you've lurked for quite some time.

and its been a long, long time since I've lost money on a project, in fact I've had a string of them that have been quite profitable over the last year or so, so I'd like to think that I know quite a bit about flipping houses.

A 25 year old furnace is sufficient until it quits (usually on christmas eve:))

If you are purchasing the property under your name you can quit claim the deed ,for whatever interest you have , over to the LLC after closing.

And quite often when the truth is told in accurate accounting is done that can be a profit margin on some flip properties.

While the DM is a strategy, hitting absentee owners is costing greater amounts of capital to deploy and the ROI has decreased quite a bit.

Mark your calnedar for the 10th and if not paid post the pay or quit notice.

i think the biggest lesson is to never quit, when times are tough and nothing is happening re-group and find out where your going wrong, its like in think and grow rich, a man bought all this gold mining equipment and moved to Cali and he dug for what seemed like forever with out hitting the gold vain, so he sold his stuff to a local junk man for pennies on the dollar and the junk man hired a survey guy and he said dig 3 feet from where the man stopped digging and when the junk man did that he hit the biggest gold vain in history, so any new wholesaler out there reading this, never give up cause you could have stopped 3 feet from gold, NEVER GIVE UP punch through those obstacles and win.