The bottom line: you need to find a deal that makes sense both in reality and financially, most sellers now days are listing properties that make zero sense for cash flow, Cincinnati is no exception.

@Bret Blackburn exceptions are written into the Dodd-Frank act to accommodate owner financed transactions.

They moved out - hire a cleaning service, deduct it from their deposit, and move on.It's sad how some people live, but there really isn't much we can do about it except for screening and checking references (which you did).

I have a flip that is ready to go on the market with the exception of a few small odds and ends.

For awhile we were Nationwide with the exception of Alaska, Hawaii (not many MH's there) and yep................FLORIDA.

hi,I'm planning to sell my old house to avail the capital gains exception, i have a few months left.

I'm a little confused about the first question, the calculation is based off of 10 vacancy. 23/24 plots are fully leased right now but for the sake of being conservative I used a 10% vacancy rate.As far as capex I would factor that in to pretty much ANY other deal at a much higher percentage here except in this situation there is litteraly nothing to add or fix up with capital.....maybe adding a pond or new road in the distant future?

Exceptions (5a) allows for people working on electrical for their own house they live in.

I haven't found anything comparable except realeflow.com with regards to the database/marketing system.

@Nick Williams  i too want to do the same here in the Central, with the exception I want to do it for homeless families in transition.