thanks for your replies guys. wondering about those pre qualification advertisements for the various banks. i would imagine my credit score and money in the bank would come into play. but id just like a better idea of the price range with 20k in the bank. probably too specific of a question. i guess i should check for existing topics on the subject before asking as per forum etiquette.

Especially since it cost the seller less than listing it.But, if I were to advertise to home owners, sought out sellers, began contracting as a business venture, tied up properties taking them off the market, didn't have the ability to close the deals, went out seeking buyers by flipping those contracts, my reputation would be mud!

From my mailing, I'm constantly being contacted by owners of free & clear property that won't come low enough on pricing for me to wholesale, but are more than happy to do super reasonable owner financing deals.From advertising my wholesaling deals, I'm constantly being contacted by buyers with down payments that want owner financing (owner occupant).How do I (legally) structure these deals to make it a Win/Win/Win?

Many times they advertise for $20k but you can usually get them for $10k-15k

As the Article notes, such a trend is not a sign of a Healthy Marketplace.

I came across a vacant home that was advertised as a 4 bedroom, 3bath, sauna room, steam shower, barn, inground pool, pump house, screen house, 2 brick fireplaces, 2 sheds with over 5000 sq ft of acreage.

The way we do it:In nice houses: tile in the kitchen and bathroom and either stained hardwood floors or carpet (at least one step above builders grade) in living room and bedrooms.In less nice houses: vinyl in kitchen in bathroom (we used to do allure but it lost favor with us when we realized spot replacements really aren't as easy as advertised and it's substantially more expensive than vinyl) and carpet or stained hardwoods in the living rooms and bedrooms.

First off let me say thank you to all the members of BP.A big thank you, I have especially learned from @Sharon Vornholt @michaelq @aaronmazzrillo @jerrypuckett I want to be sure my advertising $$ don't go to waist.Budget:  $1200/monthPlan:  Simple Yellow Letter w/postcard follow up 1x per month

Currently I am using Bing PPC, Website advertising, Word of mouth.  

Using contracts  to broker real estate is illegal in Florida unless you are a licensee you cannot legally advertise or Market properties you do not own this is a violation of Florida law and a third degree felony.