We always buy quality appliances and have them professionally installed.

We have standard purchase contracts and leases issued by the Texas Real Estate Commission ("TREC"), which are very simple to use and are updated annually.

The VA has no title seasoning requirements in order to cash out using market value.This is a huge difference from conventional 1-4 lending because there are many restrictions for title seasoning (how long you have to wait after you acquire title to property).So how this could be utilized is if you were a veteran looking for a home and purchased a property for 70% of market value with cash (has to meet VA standards/owner occupied only) you can immediately cash out to 90% of market with proceeds going back to the borrower.Just a quick way that a vet who is also an investor can leverage their equity potentially in other investments to meet their goals and or financial freedom objectives.This would allow the veteran to obtain money around 4.5% (6.08% Annual mortgage constant) If you could reinvest at or above 6.08% annually then the vet could end up being able to live for free if the other investment cash flows sufficiently.

I have others that are business owners or high level professional who are happy with a quality asset at a 7 to 8 cap and want 50 units or more to be hands off with structure in place.

Section 8 can be good as long as your unit passes the program's housing quality standards, but with all that student debt she'll certainly need some supplemental under the table income, if she makes too much on the books she'll lose that voucher and possibly not be able to afford the unit anymore..

ok, which one of you guys mailed out in south Florida in the last few days DM with standard white envelope with a white Xerox copy of a picture of Michael Corleone saying "I will make you an offer you can't refuse"?

If i flip the contract to an investor or double close or whatever, the seller gets their $ at closing...am i missing your point, i thought this was standard wholesale process...anyone else done this?

This may not be true for all states.Also the standard may be "doing significant business" in the state.

If it is, you can create your own, but note that there are certain changes that need to be made to a standard LLC operating agreement if you elect to be taxed as an S corp so if you go that route, and if an operating agreement is required in Ohio, you may be better off using an attorney with that step.

Consider buying high quality leads from a source like Listsource.com and only mail to people (such as absentee owners) with 40% or more equity.