Who may be ready to take a discount, motivated, desperate, foreclosures, auctions, expired listings, FSBO's, tax certificates.You are not looking to buy a property (house or commercial building), Nope ----- you are looking to control an EQUITY - "How much EQUITY is in the deal - HOW much of that EQUITY can you control (without the obligation to actually buy) How fast can you get to settlement without messing around with agents and DO-NOTHING INVESTORS, or lenders who want to eat up your equity?

Our lease is truly expiring, and we are looking for a house to flip.

If the property is tenanted, provide the rent, lease expiration date and what utilities are paid by the tenant.

List them out in a spreadsheet with their age and warranty expiration dates (A link to warranty helps) and the common replacement dates.

Most agents don't know how to negotiate commission with properties not listed - for those you need to reach into your pocket to pay them the commission.When you find an agent that you like - you may want to train him or her to do some of the following:make offers on unlisted buildings - expired listings - FSBO'srepresent you at public auctionsfarm for deals you can buygive you comps all the timeeducate you on Nothing Down techniques, delayed settlements, study periods, seller financing, no interest mortgages and other contract clauses that will accelerate you profits in the real estate businessUsing a "skinny contract" - one that is not 35 pages longsecond stage negotiations processescontrol and roll properties with out obligation to close - assignmentsmaking lease options offersmake offers subject to your approvalcreate mailing list of Absent Ownersdo a mailing of commercial propertiesto be a fiduciary buyer's broker for younotify you daily of new listingsline up financingsit in open housesadvise you on new lawsrun down foreclosureshelp you with landlord tenant lawsrepresent you in housing courthelp you understand the auction business of making money - reserve, hybrid, absolute auction -etcJust to mention a few things a good agent should do for you.Agents for the most part don't make lots of money for the services they provide - you may want to share some of you potential equity profits with them (should be a written agreement) also give them some cash for their service beyond the call of an agent's duty.Good luck in finding an agent capable to do many of the above things - 

I can completely understand; however, time is money especially in my busy where I have a product that expires and has a deadline. 

Hi @Craig Ishmael ,The low rents are only a problem is the correlating cost of acquisition (and ownership) are too high for the deal to cashflow.If he sells them to you for rock bottom prices and they are low maintenance, you'll be doing just fine.Since you're used to flipping, you could consider not renewing any of the rental agreements with tenants when the contracts expire, flip the home, and then sell open market.

The one year lease the listing agent sent over expired and I don't have anything showing they renewed as month to month.

So typically there is an expiration on your purchase agreement.

My contractor has done FHA work but hasn't dealt with a bank consultant.This is the current layout:Unit 1 Floor 1: 1/1 - Rented @ $850 (unknown expiration)Unit 2 Floors 2-3: 3 bed/1 bath.