I can REFI when rates get low again- but there is no telling how long that will be and it costs 5-10k to refi..

In this case the consumer over estimates the risk of an hourly model costing more than a traditional commission model.

I offer to purchase the home for a discount equal to the expected cost of PITI plus repairs/maintenance for the life expectancy of the homeowner, plus a margin for profit.I have the option to refinance the home to pull money out of it after purchase to finance other real estate deals.

Hello,Sort of new here...We have been investing and managing about 3 years now.

In my experience, the inventory available in Lehigh is nicer and at a lower cost.

For sophisticated sellers with highly marketed deals, invest extra time in thorough due diligence.Next, assess the property's condition and estimate renovation costs.

However, if you can manage to find the very few who either don't want to be an investment owner or would prefer to upgrade their capital into something more profitable for their stage of life, launch on it.

How are you managing the property? 

Have flipped as a Contractor several in your area (Boise, Caldwell,  Montpelier).Find a great Realtor that understands Construction cost. 

I'm not an attorney, but have faced similar issues to what you are discussing.Seems like anything that includes you personally, not as a manager, officer, etc, opens you up for liability.