It takes about 90 days to receive my title.

Brokers have a pool of investors and can also close within 2-3 weeks; the closing isn’t always relative to when the investor can close, it also depends on title issues and if there are multiple liens that have to be negotiated, hence the reason “Short Sales” are better options when a seller has more debt against the home verse it value. 3.

The cost basis includes:Purchase Price: The amount you paid for the property.Renovation Costs: Add the cost of improvements and remodels that significantly enhance the property's value.Closing Costs: Certain closing costs related to acquiring the property (like title fees) can be added to the basis.You will then allocate the total cost basis between the land (which isn't depreciable) and the building (which is depreciable over 27.5 years for residential properties).If you're unsure about how to allocate between land and building, you can use the allocation percentage from your property tax records or get an appraisal.This post does not create a CPA-Client relationship.

Plus many logisticaly closing problems with buying and closing a day before the auction re getting a decent title search, the pay off to the bank to stop the auction. 

TD Bank used to do a HELOC in second position on investment properties if they were titled in your personal name.

To really know the result, I'd need to be advertising two identical properties -- one with a premium listing and another with a regular listing.Does anyone have experience that clearly shows a result from using a premium listing?

It's just understood by the buyer, seller, title (and title will reflect) that the first lien isn't being paid off.   

Quote from @Alek Fort: Hello,If you are both in agreement on terms and %, then I would think almost any title company would be able to assist you with both the contract and closing. 

Hi all,As titled..

Melanie,Great title for your post!