There are some other mechanics that go into that type of deal and the realtor has to be involved because the deal can't be conducted without them because the lending institutions say so.Not sure about REO's and wholesaling.Are you buying fixers?

Contractor advises that she has to pull a permit for replacing gas (floor) furnace vent pipe with double-wall and another permit for installing gas water heater at $200 per permit. Wondering if anyone has any feed...

Current properties#1) 2 bed 1 bath totally rehabbed (new mechanicals and 4 year old roof)Purchase price: 55kRent: 117450% rule cashflow: 284 per month#2 4 bed 2 bath totally rehabbed ( new hvac, appliances, and mechanicals)Purchase price: 95kProjected rent: 170050% rule cashflow: 250 per monthBoth properties are financed through conventional 30 year loans.

The way you phrased your original question threw a few responses off course.You can roll that old 401k to a self-directed IRA or (if you qualify) Solo 401k.The new plan can purchase real estate, and use a mortgage to do so.As I noted above, the mortgage would need to be non-recourse.In an IRA, there is a small tax that applies to the percentage of income generated to the IRA through the use of non-IRA (borrowed) funds called UDFI.The bottom line is that there is a mechanism whereby you can diversify your tax-sheltered retirement savings into leveraged real estate.  

I have stated 3% going to the buyers agent of course, but for some reason I feel like this kind of listings are slower (all though the mechanism is the same and the exposure is the same as if I had a sellers agent).

It is not a typical wheel-type mechanism, but just a slider that keeps the door in place below.

Not to mention inspectors usually won't go into details on mechanicals, structural, etc, they will refer you to specialists (which would cost even more money).It is hard to give advice on who to bring with you for potential deals you don't own.

Anyone ever have to post a bond to cover a mechanics lien.

He has now file a mechanics lien on the property for an additional $20k+.

If so, it is easy, and the mechanics have been explained by others already.