They don't have the contracts to use, they don't understand the process, they don't know how much to accept as an option consideration, and They Definitely don't know how to properly qualify a tenant that will have the ability to purchase in the near future.

If you don't have this in the DOT or loan agreement, they could ask for 150K for 2 properties, or whatever, which could limit your ability to sell without kicking in more cash on the total debt.

(Includes PI, tax, insurance, Schedule Es, management, and vacancy)Annual Income: $3,429That is an ROI of 19.1% not including depreciation, equity growth via your note, or appreciation assuming your market is rising.This also assumes only $720 a year in upkeep which might be low.

., having a security interest), just consider who has the ability to sell the property and who doesn't...If the OP borrows money from a lender, does the lender have the ability to sell the property out from under the borrower?

Mike has some valid points, though I do not agree with taking it out to cash and paying both the tax AND the PENALTY (additional 10%).Also, I do not agree with others on rolling over to an IRA (unless that is your only option) but rather, rolling into a solo 401k plan which is a self administered 401k plan requiring you to have your own business without any employees other than you and a spouse (or multiple spouses if you live in Utah - J/K) :)Advantages of 401k over IRA is ability to place more in each year (contributions that is), borrowing provisions (IRA's do not have them), and company matches to contributions.If you were going to take it out and take the hit, i would only recomend doing so by rolling into a ROTH solo 401k plan.

The other stuff I factor afterwards like Growth, ROI,local economy, political city,is it a capital those usually do Well.

If you don't have other options, and you're confident that you can still earn a profit despite the HML fees/costs, then there's absolutely nothing wrong with HML.A lot of successful investors got their start using hard money, and I know some very successful investors who are STILL using hard money today (though at rates a bit better than typical hard money), because it supports their business and growth model and is their best financing option given their particular situation.Personally, if I were to go through all my cash and private money, I'd happily use hard money if I could still make money a deal.

You kind of answered your own question by indicating that the area hasn't seen any employment growth in 20yrs.

It included google earth, ability to find a lenders list, ability to create a quick buyers & sellers list, website creation, Squeeze page creation, automation when someone puts in info email is sent to them. finding current foreclosures,etc, Ability to give accurate information on Value of property, what sold,is selling,etc.What do you recommend for websites to use for these things?

I'm tempted to lock up the house and try to lease option it, but to be honest I'm not confident in my ability to fill the property.