@Marylyn Brennan Investing out of state may work for what you are doing, but be very careful, I know we always say that, but even with the advent of Google Maps, you still don't get the benefit of a "boots on the ground" person who can take pictures of the neighborhood or condition of the house, as it sits today.I live in Jacksonville and there are some great deals, I know of some properties that are available to investors at 50 cents on the dollar from the big funds, multi-family too.

We went to the extremes and threw out the mattress and box spring..we washed everything in the room and took down the pictures and saw they were behind the pics as well.

And the biggest part of the picture you may not see is, homeowners or asett companies don't care who they sell the properties to they just want their problem solved as quickly as possible

Below is a picture.

I take 50-80 pictures of the property that we are considering.

The better you can paint the picture of what you are looking for, the more involved the person you are talking to will get.

We were going to put it on the market for an investor, and our agent wanted to go in and take iPhone pictures (yes, I'll make another thread about HER later).

If written in contract(Private Seller), but risky.....Never try with a HUD..They continue to inspect properties up until closing...You will lose the deal..I take pictures, get measurements and materials list to complete rehab...On closing day change locks first and ready to go!

I'll share some before, during and after pictures below.Existing conditions.

I just get pictures from the seller, and then if I am interested and we can workout a number that makes sense, then I’ll just have them scan and email me the signed contract.