Thank God for what you have and invest to secure your family's future... don't do this so you can blow your money on top dollar worthless items.

Close to 100k equity, credit score (low 500's) does not allow traditional funding.

My first wholesale deal closed to yesterday and my very traditional broker is questioning whether it is legal for me to be a realtor and wholesale deal.

I would be more concerned about a criminal record and similar items.  

I'm targeting properties in the $100K - $200K price range, with the intention of using traditional mortgages for financing.From the outset, I do not plan to set up an LLC; first, because I don't think most banks will lend to an LLC, and secondly because I don't think such relatively small investments will arouse the attention of ambulance-chaser lawyers. 

Including value add properties may expand your purchase pool and obtain ROI that is extremely hard to obtain via cash flow only.By the way: Love the Black Hills especially Crazy Horse (my favorite man made item, I have visited it 5 times over the years starting in 1995).Good luck

Hey Nic,Did you setup a traditional LLC or a series LLC in order to separate each property?

@Tara Faulks I see you also have a line item for $79 monthly fee for permits - was this provided by the PMs you spoke with? 

I look at every single item in the pro forma and imagine that it is complete BS, and see if I can challenge it.

We've come up with some alternative solutions like they clean out all their personal items from the basement and garage in a short time period as well as stop smoking inside (heavy heavy smokers).