I've done a lot of deals and we're confident that I will be able to pay him back, but we don't know how he can legally invest this money with me in my flips without losing the tax deferred gains that he has in there.

If you want to gain more knowledge about specifically investing in foreclosures, pick up some papers written on current foreclosure situaitons, perhaps even state specific to your desire.

I would focus your attention on advertising the unit for rent (put the sign in the yard now!!!)

The biggest thing that people don't pay attention to is food.

If you want an Agents FULL attention, you have to be a loyal client.

The liability that comes along with not pulling permits severely outweighs the minor cost/time savings that you would gain.

(No cords)You have to pay attention to the way they stack, however, because you don't want them blowing in the wind when the window is open.

Tax planning involves some thinking prior to acting - in this case, the sale is the event that triggered gains that then trigger taxes; so before the sale, you should have consulted CPA / tax planner to determine options to minimize tax impact.Of course, since you say you were flipping, a 1031 exchange never was an option.

Take notes and pay attention to every step they take.

Manuel Acuna - please re-read the sticky posts in the landlord forum until you gain an UNDERSTANDING of the meaning behind the "50% rule"; post questions in those threads if you don't get it.