From what you're saying, seems like the deciding factor is who is running the activity and not who is on the mortgage?

Many houses I look at are listed at a price, and once the repair costs are factored in the cost of the house exceeds the comps.

Plus, you can go in and edit your ad, change the look of the design, etc.

It's not just disaters from mother nature but also from others in the complex, external factors, marketing, financing, maintenance and the image of the complex over the years.

Guess I could tell you, it's 2 months, 12 days, 16 hours and 42 mintues to cash my check......lol, that doesn't tell you anything really and to say "average" that's a moving target as it depends on so many factors, your market supply and demand, interest rates, scope of projects, time of year, weather, who you know and their ability to buy.

OK, I think I'm finally ready to look at flipping to owner occupants, and was curious how many of you active flippers use a designer for ideas on what to do with the house.

Having a designation would mean absolutely nothing to me as an investor.

The designation of each party can be any combination provided the company has at least one designated manager.

Make sure that you factor a property manager in your return calculations so that it requires the least involvement on your part.

It is more of a factor of getting lucky with the market timings now that I think about it :DYea, I will look into investing in like a duplex with a $40k warchest