newbie here trying to find some good books/programs to get...any suggestions?

The relationships you develop are just as important as choosing the market that fits your strategy.David has made some observations about the zip code you chose.Any Particular reason you chose this zip and this property?

There are first time home financing programs available, might be better to investigate that while making that offer.

Wow, that's a huge subject, seperate degree programs surround municipal planning.

Cory: While I see an upswing in cash buyers entering the market In Dayton there is still more properties than I can buy and would buy that fit into my buy rent and hold strategy.

I've got 2 sales pending for clients right now that fit into that 2% category, a duplex pending for about 70% of list after only 3 weeks on the market (because the listing agent screwed up on pretty much all the numbers, and everyone else is apparently waiting for him to drop the price before they submit an offer), and a SFR listed at $279,900 -- the only house for sale in a super-desirable little neighborhood of 36 homes -- we now have pending for $195K, but only because we were intimately familiar with and helped shape the story.As an agent, Yes it's my job to get my clients the properties they want, but it's also my job to avoid wasting ridiculous amounts of theirs and my own time chasing no-chance deals.

It could be 150 - 155K....The owner gets $3000 as down payment ...In an underwater situation, the seller gets NOTHING in a short sale (except under some government sponsored programs paid by taxpayers).

Buy what fits your needs and your budget.

In a retro fit they will costs even more money.8.

Welcome to BP Daniel, I caught this on the second page without an answer.It could be it went unanswered because with a little reading here most all of your questions would be answered and there were so many questions it's harder for someone to keep them all straight to give an answer.Seems most interest is in refinancing after work is completed, yes you can, but only to 75/80% of the value, you won't cash out to 100%.Financing rehabs is usually local, there are fha programs for small fixes, but you need to speak to your bank and a good mortgage broker.