And, as Jon indicated, in my area, permits can only be pulled by licensed GCs.So, when we need to pull permits on jobs where we wouldn't otherwise have a GC, we have a GC that will pull the permits, check in on work and call in for inspections for a flat fee per project ($1000-1500, depending on the number of inspections).It's a good deal for him (only a couple hours of work) and a good deal for us, though he obviously needs to trust that we'll do everything to code and in a workman-like manner...

The other out is the inspection contingency, which has to be either structural or a code violation, and HUD has to concur.

The inspector that inspected the house was consider of selling his and buy ours.

Its a numbers game, and the more offers you make, the closer you are to that goal.Adam,On the calculators, its always good to review what is the present value of a all cash offer to what a seller financed offer. $25K cash sale might be the same as $25K with seller financing at 5% interest over 10 years, but there is so much more value in paying that property down over time, and having others pay it for you.I generally find my sellers with direct mail non-owner occupied letters.

Also get a home inspection before buying to make sure there isn't anything major you might be missing.

I told him I would sell it for him, and it sounded good.At closing, he brought it up to the title company's closer and she mentioned that he has to be owner occupant for 2 years or he would be considered an investor for selling.My question is this:1.

The first has to do with inspecting the house to find out the needed repairs.

Greg it will depend on the portfolio of the bank and how many performing versus non - performing assets on the books.The bank might not want to refi that type of product with too much of that type of asset class non-performing on the books already.They might have too much defaulted commercial all together.For value add plays typically occupancy is an issue.The lenders will want certain occupancy levels obtained for at least 3 months depending on loan type and typically stabilized for 6 months to a year or longer.If you buy an apartment building at say 50% occupancy using a hard money lender or private money and the going vacancy rate is an average of 10% then the lender wants 90% occupancy averaged out over time.When you refi you will only be able to go up to a certain percentage to cash out or can just convert with no cash out to the lower interest rate.Regular banks do not lend usually on sub par occupancy levels for the area.They see it as too risky and the say 60% occupancy can quickly go to 30 or 40% and they have a foreclosure or short sale on their hands taking a loss,plus inspection reports,attorney fees,appraisal and environmental review etc.

As per their website, they provide a list of properties with up to 60% LTV backed with appraisal, inspection and comps for the investor to choose.

No state income taxes, vehicle inspection and CHEAP insurance rates for autos and medical.