You find a deal, put it under contract, then you simply market that deal, and when you bring in a new end-buyer.....collect you're assignment fee.....then move onto the next great deal.

I have seen all cash deals up front, 10% today with 20% payments every 60 days, to 50% down and the rest the day of closing, and 25% with no payment unitl finish; so each deal is differnt and you just have to ask.Now if you can get to the developer like I do and cut out all the brokers/Realtors you will get a better deal.

So if your just talking about something with light work, you may consider doing 100% financing of the purchase price and use your own assets for fixing up.If your credit is not all that great, or the properties are in bad shape, or you simply want to use other peoples money for fixing up, then you'll need a hard money rehab loan.

I was simply suggesting a policy change that would help maintain the integrity of the forum as a whole.

This simply means that you close your loans faster and can get paid on time.

You can cut the middleman out (Money Tree) and go directly to a mortgage broker or bank for your loan.

While I understand the basics of the Tax sales, I still shy away from them simply because of the limited number of options the investor has after buying at the auction.

It's simply another alt-f4 that I have to hit in sequence of key strokes needed to get where I want to go.

That's a 2 bed 2 bath 1350 sq ft on 1/3 acre, 1/2 a block from the river right where there are a lot of recreational activities.There are simply no renters out there, no matter what the rent price is.

If they are simply showing you the property, and not putting any money into it, they may have a different view of the quality of the investment.