Clearly, in your specific case, the seller performed DD and fond you to be more than credit worthy, this a feeling of comfort.

I forget the numbers, but say $200 ARV, Free and Clear $25K labor and materials, JVed with Seller Performed work $25K with a mechanic's lien Had a JV agreement to buy 50% equity of house for $10 option and repairs performed Everybody happy when house sold.

I heard a leak and after some detective work and cutting open the back of my kitchen cabinet I finally have located a few pin holes at the bottom of a kitchen copper drain line.These pin holes unfortunately are impossible to patch in that the cause is corrosion and is almost always caused by tenants or previous owners sending hazardous chemicals like Draino down the line and those chemical sat at the bottom and ate at the line and eventually you get holes.

Should of have them sign a receipt or something forfeiting deposit if they don't perform and move in as scheduled.

If voluntarily, I prefer using a performance trust deed.

It sounds like this is probably part of your problem, this realtor can sense what it is you're doing and they don't want to deal with someone who might not perform.

After hearing stories about what houses were gang house, what houses were patched up from the bullet holes from a drive by, and other shootings in the area I decided it may not be quite what I was looking for.Going southeast down del paso towards downtown Sacramento (hwy 160 I believe?)

I know many of you are into buying delinquent and/or re-performing 2nd trust deeds but isn't that eventually going to dry up since there isn't a bank out there that's offered one since 2008?

The house also needs minor sheet rock patch work, carpet replacement, bathrooms updating and paint everywhere.

Phase one is conducted by an engineer.The site inspection, phase one, cost reserve stable will be in the thousands to perform.