We also had 0 responses out of 300 mailers  that week (and over the next 3 months we only had 1 call back), so we did a bit more research and saw how competitive the wholesaling landscape was in Seattle, and we just didn't have the time and energy to do trial-and-error to find the sweet spot.  

This is the sweet spot that will keep you in business no matter what the economy does. 

It is a shame we are turning away money as the deals just are not as sweet and plentiful as they were 2-5 years ago.

@Mike Russo, sounds like same ol' same ol' to this guru-overloaded puppy!...

We are using retirement funds for the down payment on this house as we felt it was a small price to pay to get started (and my husband has a sweet stock purchasing plan at his work to make up for it). 

He's such a good puppy! 

I am hoping to purchase it for around $80k and have estimated rehab at $25k ( I am a contractor and know this is an accurate and possibly over budgeted)My question is, what would be the best way to finance this with little or no money down and work a deal that is both fair to me and my sweet grandma who is now in expensive assisted living? 

Or better yet, build that $7000-10000 shed, have the oil/gas company need to come out for emergency pipeline repair & watch that front end loader make quick work of your sweet shed.  

Thanks Dean, will check out Memphis also.BTW, what cities do you guys think offer the "sweet spot" for cash flow properties?

Thank you Jerilyn,I love my teaching assignment as my students are simply very sweet, but need to work on building passive income for retirement.