The money raised are from friends or other investors around the country and a mix a IRA's, Savings and Cash in when I have promised them 12 percent annum.

The skills you learn there will have a lifetime of value.

But after talking to my realtor he assured me he wouldn't have much trouble selling them if we had a transferrable lifetime warranty, especially for houses 120,00 and under.

Assuming it's a $100k rental, 2 percent is only $2k.

I found a great article recently,  http://realestate.aol.com/blog/2012/07/13/shadow-reo-as-much-as-90-percent-of-foreclosed-properties-are-h/insight no one (in the posts) has mentioned yet

I know of one for sure that was positive he could up his rents almost 30 percent just because the broker had "comps" that said so.

At all times be professional and 100 percent able to support and back what you say you can do.

This is a critical bit of information you should have known before committing to buying the property.This is an extremely important issue to real estate ownership that can continue to bit you in the backside for the entire time you own the property.I am a third generation developer with a lifetime of experience with creating owner associations, CC&Rs, By-Laws, etc.It would be extremely wise if you seek the advice of a real estate attorney where the property is located that specializes in property owner associations, CC&Rs, and By-Laws.I know of a community resident that sued a neighbor because the neighbor put a light bulb greater than 60 watts in the front porch light.I know of different association that sued a homeowner because the color of the few new roof shingles to patch damages did not exactly match the faded color of the older shingles.Consulting with a lawyer may be the wisest and cheapest money you have ever invested.

I have spent a lifetime >>> decades of marketing different businesses.

Thanks Will and Chris, my intention is to quick flip it Will, an to present a purchase contract at 70% percent value of the home.