But my card for sellers is simple, less sophisticated and straight to the point.

Another reason why it's important that every deal have evidence of full disclosure, proper paper trails and clean files.

Point is, application of color, like seasoning, is all about balance.With limited architectural features to work with, I agree that keeping the paint simple and adding character thru the landscaping is the best way to go.

so how about a simple hard money purchase + rehab then 6-18 months out?

The info you'll need to provide is very simple: The address, and the price I can buy it for.

Is anyone still buying cheap for cash and carrying the paper?  

I spent time on Craigslist, Facebook and looking through the paper looking for deals.I was supposed to go and look at (2) properties but the seller never called me back to finalize a time.

Simple answer - NoIf it is a single member LLC as Jon said just do it as a capital contribution.

It may take you a few days to start to recognize prospects, but I promise, once you get 100 prospects on a sheet of paper, 1 will be a deal.

As a property manager in the DC area for 6+ years it always makes me smile when someone recognizes the true skill encompassed in what may appear to be such a simple position.