It seems the best/most common method is to sign a Promissory note, they will wire the money to the title company prior to closing and receive a Deed of Trust at closing placing a lien on the property.

However, if I value it using the cap rate method assuming a cap rate of 10% it comes out to be valued at about $92k ( $9,190 NOI / .1 Cap rate = ~$92k)The property seems like it will cash-flow about $400/mo (without PM) under these conditions according to my spreadsheet analysis.

With it being vacant for a couple of years I spent much time trimming and removing trees and plant as well as repair the exterior.

As a budding CRE broker, i'd like to hear your method on how you got that off-listing with the $0.34 mailer that netted you about $30,000.

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Because I'm military I mainly bank online but if I were able to establish a local branch bank that was convenient to my tenants and just transfer that money to where I need it online that would be great.A lot of these problems result from being a long distance landlord and being across the country from my properties, but I'm glad I can figure out the best method of doing business now so when my portfolio gets bigger I can maximize efficiency.

Contract for Deeds or Land Contracts were the most popular method of doing installment deals, but due to the new laws and issues around unlawful foreclosures I' m not seeing much use for them now, without major modifications to the point that they really wouldn't be seen as the old CFD.

It forced me to do another method and that's how I picked up deal syndication on apt communities.My main thought on it: if it's working for you and reaching your goals within your timeline then I wouldn't change.

Be very clear about your method and approach at the beginning.

Had to replace a few things like light bulbs, some trim around the basement door. there is a finished room in the basement, I am doing some painting in there and it should be ready to hit the rental market.