. $25K cash sale might be the same as $25K with seller financing at 5% interest over 10 years, but there is so much more value in paying that property down over time, and having others pay it for you.I generally find my sellers with direct mail non-owner occupied letters.

David,Check your contract asap, as some management companies require you to notify them 60 days prior to contract expiration of non renewal.

:roll: In a sandwhich lease option, the tenants down payment and rent credits are non-refundable, but are applied towards their mortgage.

If I do set up my own real estate brokerage office as opposed to working with a non-licensed partner, will it be ok to use my existing LLC to buy sell and broker properties, or do you recommend setting up a new separate LLC?

Is FHA available for non-owner?

Greg it will depend on the portfolio of the bank and how many performing versus non - performing assets on the books.The bank might not want to refi that type of product with too much of that type of asset class non-performing on the books already.They might have too much defaulted commercial all together.For value add plays typically occupancy is an issue.The lenders will want certain occupancy levels obtained for at least 3 months depending on loan type and typically stabilized for 6 months to a year or longer.If you buy an apartment building at say 50% occupancy using a hard money lender or private money and the going vacancy rate is an average of 10% then the lender wants 90% occupancy averaged out over time.When you refi you will only be able to go up to a certain percentage to cash out or can just convert with no cash out to the lower interest rate.Regular banks do not lend usually on sub par occupancy levels for the area.They see it as too risky and the say 60% occupancy can quickly go to 30 or 40% and they have a foreclosure or short sale on their hands taking a loss,plus inspection reports,attorney fees,appraisal and environmental review etc.

Here is my situation.I am currently a fourth year medical student with ~$150,000 debt, some of which is at 6.8% deferred, some subsidized/deferred.

In case of default, foreclosure would be non-judicial and less expensive.

I guess you don't know unless you ask, but does it mean the bank won't consider any non-cash offers?

Offer a LO to my tenant.Ask $65,000.00$780.00 rent per month$1560 down payment (non refundable, first two months rent)$140 optionone year term, renewable for one additional year.$80 per mo rent creditAssuming they purchase after one year (which we most likely know they wont), using these figures would gross me $10100.00.Difference in rent: $3360Difference in price: $7100Consideration difference: $600Rent credit: -$960------------------------------------------- Gross profit $10100.00Seller gets her asking price, doesnt have to lose MORE on her investment and $80 a month cash flow.