By the way there is no subprime mess and no real estate bubble here so banks make regular loans and properties go up on average 8% a year (18% in my area for the past three years!)

Must go Hard or maybe a small mom-n-pop bank that has portfolio product.

We only buy properties which will yield an 11% cap however ,leaving a LOTS of product we won't buy.

I use the online service of the USPS to send them.They charge me a printing and production cost of $.43/card to print, address and mail the cards.

Pay 3-4 at closing brings it to 119k holding cost 6 months average is 90 days in Charlotte, North Carolina.

The rule is said that operating expenses will "average" 50% of gross rents all across the country.

But what I am thinking is being able to average a deal or two a month to begin to make a somewhat comfortable living.

Based on how you typically finance properties, whether you use an agent or not, if it is typical to pay closing costs for your buyer, you can determine your average BSH and use that % in your formula.

An REO is Bank Owned asset and is no longer a type of paper product,Non performing, scratch and dent and performing loans are sellable but are quite different from an REO type of saleLoans have a much greater due diligence effort as each hard copy of a loan is detailed with section 32, TILA, Note Riders etc...

Most families receiving this type of assistance stay in the rental for an average of nine years, plus the government sends you a check on the first of every month for full market value rent.† Check your local housing and development authority for opportunities in your area.† Many cities are offering incentives to investors interested in certain neighborhoods so check with your city planner, neighborhood associations, and government agencies in your area to find out what may be available to you.† As with any purchase these days make sure you buy the property at a low enough price that a temporary rent reduction will not eliminate your cash flow.Offer the property for rent for $500 a month more than you actually need and advertise that discounted rent available to qualified renters.† In this case you offer to reduce the rent $500 a month if they agree to take care of any problems with repair costs of $500 or less.