Just wanted to ad the it stands for Trailing 12 months.

Its a good piece to ad in.

So basically the best way to go about it might be get the short sale property under maybe a "Flex Option Contract" and then start negotiation with the bank(s) and then i put my buyer I have lined up under a "Subj-To Contract" and instead of a date, ill just have to ad in "Subj-To excercising option to purchase property within X amount of days" ?

In addition, he does his research prior to adding the ADU and knows what value the ADU is likely to add.  

This applies both to adding and removing capital.Because of the limitations this creates, it becomes difficult to bring $10K into such a joint venture. 

Title is often provided by the seller, but I am looking to adding one to my team now that my HUD offers require the buyer to provide.  

When realtors saw that I wanted to act as a broker for a property I was buying, it created such venom that those realtors wouldn't even talk to me.

I have a 762 FICO and can put up to 25% down on both buildings.Some instant appreciation may be attained by updating the units and a Community Redevelopment Assoc has begun improving the nearby (less tan 1/4 mile) beach access road to attract more businesses & beach goers, which hopefully will also lead to added natural appreciation in time, once completed.So, am I doing these numbers the right way and what are your thoughts about this potential deal(s)?

This 3rd unit is now an additional person who's going to ad to the noise, laundry & parking disputes that are already prevalent in these types of properties when there are 2 tenants.

If a lender finances a borrowers point and closing costs, that money is not directly contributing to adding value to the asset and therefore it means I'm increasing your Loan but not the Value, hence you're increasing your LtV, which is a bad thing for a lender.