I don't see seasoned investors buying these types of properties for the most part.So then in my mind these newer investors are buying properties that have minimal returns because they do not have the experience to properly analyze a purchase price.If you are buying TURN KEY you are paying for it.If you want some easy don't expect to get rich off of it.These new investors in my opinion would be better off handing the money over to a seasoned investor who will purchase properly and give them the returns wanted WITHOUT the headache of land lording or overpaying.Again I have never used a turn key company.I just know based on many accounts of others buying through them that many times it does not work in their favor.I have yet to see an independant third party that bought post everywhere that they are cash flowing great and would use turn key again.Instead it's nightmare after nightmare.If I have to deal with a properties nightmares I will do the work and reap ALL the forced equity I wring out of it.Not overpay for lipstick and then be fixing problem after problem.Before you buy in that area go to the eviction court and see how many cases are processing a month?

Some idiot left a (ball check) in place fully inflated on the 3" line.No wonder water form the tubs wasn't draining.Apparently there was work done to the kitchen 7 to 8 years ago before I bought it a few months ago.The plumber says the ball check is to check holding water and pressure test and then is supposed to be taken off and a regular line used or just remove the ball and cap the pipe.Instead he said many times dry wallers just goes over it before the plumber comes back and the plumber says screw it and leaves it.I just couldn't believe it but the plumber has found this before on other properties he has worked on.

I know there are a few lenders out there that are still able to close loans in land trusts, although you are going to have to find the broker that is familiar with the transaction.To be honest I would be very surprised if any brokered loan, i.e. not a local bank is going to get that loan done on a primary residence.

In some areas farmers are buying back land they sold to developers several years ago for 25-50% of the prior sales price.

The fee might be spelled out in there.The sellers side usually covers the commission but it's not always the case.You could have a buyer broker agreement stating the broker gets 3 percent and if the listing side only pays 2 co-op to the buyer broker you are liable for the other 1 percent.There is no standard commission.I can tell you though on average I see 6 to 7% and on some commercial and land listings up to 10 percent.

From Delray Beach, FloridaBob, Land Rescue League(...and let's hear a greetings from you too!

It is in the middle of no man's land and surrounded by a high concentration of homes for sale.

Next to my property is a 24 acre parcel with B4 zoning that a developer wants to buy, his problem is it sits on the corner of 2 State hi ways, and the DOT wont let any developer have an entrance, its just to close to the traffic light, and a long time ago DOT bought easements, and other stuff.This is where my problem starts, and where I need some advice.Sellers want to sell the 24 acres, but anyone that buys it will need my land for access.all the developers that want the corner want to give me 100K an acre for it, but dont want to give me anything for the building becuase they say there going to level it.A commercial broker listed their 24 acres, but had them reduce their asking price by 500k telling them I was going to be hard to deal with because I wouldnt take 300k for my 3 acres with my building.My property brings in 40k clear a year, but could be up to 60k if they develop next to me with something nice, plus I have room for another strip if I wanted and saw needI own it free and clear, so I dont need to sell, but I cant see taking 300K.

I want to start doing some creative financing but all this info on subject to, land contracts... is too much get into all at once.

I know that there is a lot of money to be made if you have the opportunity to buy land/houses in an area that is improving if you catch it at just the right time.