B.Seller Financing: The balance due to Seller in paragraph [where ever sales price is] will be evidenced by promissory note (substantially conforming with “FNMA” standards) from Buyer, secured by a valid purchase money __first__ second __third position mortgage or deed of trust on the Property and delivered by Buyer to Seller dated the date of closing.

Especially if you truly turn the loans within 6 mos. to a year.There is also an opportunity to use an AITD with a shared appreciation mortgage, where you maybe take a piece of the profits at sale or refinance in exchange for a higher LTV or other concession.Servicing is setup on the wrap to get the full monthly payment on the $65,000 loan, with the underlying first payment being paid, then the balance of the payments being paid to you on the 2nd.A basic basic sample might look something like this:$65,000 loan amount at 12% I/OPayments $650 monthBroker's 1st lien for $58,500 - 10% I/O -- $487.50 mo or $5850 yr..Your 2nd lien for $6500 -- Rate arbitrage balance $162.50 mo or $1950 yr.It's important in this course to always compare loan constant, yields, as well as rates.

How do you balance that with needed time to clean and repair between years potentially?

Carrying costs would be on about $200 per month plus utilities, insurance and other minor costs which the balance (162K - 80K - 20K ) would cover between buy and sell times.

You can mitigate risk by maintaining a lot of liquid assets on your personal balance sheet (plus having a W-2 income).  

Which means that I'll stick $100,000+ on my balance sheet and $16,000+ of CF on my financial statement in 2015.OK - this wasn't $0.  

Realtors are your best source of business but they want to get paid just like everyone else, they deal with owners everyday that don't want to pay commissions, don't want to short sale and want a better investment.Also Realtors deal with buyers who don't currently qualify for traditional financing and they are walking away from these potential opportunities.Our company LeaseOwn Homes charge a minimum 5k or 3% of the purchase price for the option fee upfront and we pay realtors up to 50% of that depending if they bring the buyer or seller or both.Also we charge 2% per year as the balance of our option fee paid at time of purchase of the property and give the realtor 25% or 50% see above.This motivates realtors to work with you and by taking care of realtors they will give you warm leads and will help you close them.Again a win-win.

Usually 10% of the loan balance is what they like to see after down payment.

See about getting owner financing properties and use a portion down and the greater balance to rehab. make sure the PITI is less than half of your projected rent. good luck!

PS: A large part of the down payment would be financed with credit card balance transfers, which are currently running at the equivalent of 3% interest.