The market in upstate is slowing down a bit for retail, but investor sentiment remains strong.  

I basically built my own turnkey situation bc I couldn't afford to pay retail for a turnkey house. 

From my experience auction.com on the single family side seems to be aimed at the retail buyer level as I did sell one to a client through auction.com years ago, retail buyer of course.

I closed exactly one of my OREO resales to a Naca buyer.... it was a long drawn out process and my experience with the Naca in Mississippi was they were highly discombobulated and a very high % of the folks never graduated from the program. your trying to take chronically bad credit risks and retrain them.And in MS if your going to sell in their program they expected a huge buy down of the rate. other wise they would not recommend us as a seller.. so our one buyer that actually closed I bought the rate down to 1.25%  the insurance payment was higher than the mortgage.. so for the buyer that actually got the home fantastic deal.. for seller I got an OREO off the books at close to retail exit.. as opposed to what happens in cash flow markets were a resale is generally to a cash flow investor for a fraction of retail value, its reality and unfortunate for the seller.In your market at that price point unless you think your selling this substantially above market I don't see the benefit to be a naca seller... but IL Naca may be much better run than the MS Naca

Placer county is harder than other parts of the Sac because retail buyers are willing to overlook a lot of flaws because of the area and school districts.

If you can make sure the Bhamer would sell to a retail home buyer vs only sellable to another investor.

I have several years in retail management, 2 years in landscape maintinance, and currently I am self employed doing a little bit of what ever will help build up starting capital.After a friend told me about BP, I could not stop listening to the podcasts.

For example, some of them are geographically spread out, or they diversify across asset types (retail, office, etc.).

As for myself I have been in retail Management for 12+ years at many different retailers and locations.

```````````````````````````````````````````````````Investor Information WorksheetInvestors Name: ______________________________________________Phone:__________________Source: ______________________Cell:__________________Date: ______________Fax:__________________Email:__________________________Looking To Do: [] Flipping[] Retails[] Lease Options[] RentalsAreas Interested In: ______________________________________________________Types Of Property Interested In:[] 2 Bedroom Houses[] 3 Bedroom Houses[] Multi Units[] Frame OK[] Brick/Block Only[] Other: _____________[] Junkers OK[] Nicer Houses Only_____________________Types Of Property Not Interested In: ______________________________________________________________________________________________________________Funds Available:[] Has Own Cash[] Has Hard Money Source[] No Financing Source[] Other ____________________Amount Of Cash On-Hand To Invest:$ ___________________Comments:________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________`````````````````````````````````