In Florida we have the beauty of being able to assign contracts, so the up front capital is minimal.

The only niche you need are these two CASH FLOW or EQUITY.IF THE property has either of the above - than considered ituse creative acquisition formulas use delayed settlement tacticssubject to only one out clause employ a skinny contract offermake offers everyday subject to inspectionsmake an offer on every property you find use check fundsdo not use an agentdo not deal with listed real estatework on FSBO's and expired onlyAdvertise on the radioControl and Roll everything you findHave fun and enjoy this wonder profitable exciting cash flow business

Can anyone recommend lenders who specialize in investment properties (with minimal cash down)?  

Why not delay closing a month? 

Personally, I am not interested in holding a property that is an hour away from me nor to I feel that these numbers would be but I'm the rookie with minimal knowledge.The reason for my attention to this is that it is a learning opportunity for me and if I could possibly help her out then that creates the WIN WIN that investors are trying to accomplish.Bigger Pockets community, lets see what can be done if anything...Eric

When I sell a house the EMD is not a big deal and minimal.  

This would minimize the vacancy during reno...The reno is more like a facelift for the bathroom/kitchens...not a full reno.

We hope that with help of this forum and community, we will minimize our losses and maximize our gains.Our plan is to payoff our home and begin investing at the same time.

We wanted to pick a lower cost area for our first deal to learn the business and minimize potential risk. 

Hello BP Forums i ran into a delaying problem earlier today.