So in theory , yes, you’d want to make sure the foreclosure was done properly and all parties served.

I heard title companies do that for their clients.

There's a lot of discussion around partnerships, private lending, and hard money, but I don't see much discussion on the actual mechanics - what these arrangements look like in practice.My hope is this post can serve as a reference for those starting out, so we may get a better understanding of how these strategies are actually implemented as well as an ability to more accurately predict the profits and returns you and your lenders and partners can expect.If those with more experience would like to revise these numbers and statements, it would be most appreciated.These scenarios assume you, the flipper, are bringing none of your own capital to the deal.Typically, this would mean 1 of 2 scenarios...Private Lending - Someone you know brings 100% of project costs (purchase, rehab, acquisition costs, holding costs) to complete the deal and in return, they get a certain percentage return which comes out of your profit.Hard Money + Partnership - You get a hard money lender to cover 80-90% of purchase+rehab and a partner to cover the remaining 10-20% as well as acquisition costs (including hard money origination and points) and holding costs (including hard money interest payments).An aside about the structuring...Private Lending - A promissory note is created, and your private lender lends to you or your business. 

The ultimate goal in determining whether the provider's account fees meet your needs should be the value provided, not just in fees you'll incur, but also including intangible factors such as highly experienced professionals and responsiveness to client needs.Funding Time Frame - I would argue that this is the most important factor, as moving quickly is the nature of the real estate investment community. 

I have a son who serves in the U.S.

Hey there- we help clients get into investment properties in Denver and Colorado Springs, and would say the main thing is to be very clear on what your most important metric is (cash on cash, cash flow, cap rate, etc.) because we often see people look at multiple metrics, which can make it very hard to make a decision.

I know because I run investment properties for clients in Denver and Colorado Springs, and these are items to consider.

Instead of it being me me me look at me the real estate agent, it should be more about the end client in mind. you should be thinking about how much you actually want to service that client before you even have him as a lead. 

@Elvis Vasquez Yes City of North Miami is a smaller municipality  and the building department can be complicated from my experience working with them and past clients also trying to get projects completed.

As Denver has just been rated the hardest place for a first time home buyer, I've started a list of things that I think help our clients, but am interested in what other BP agents and people have to add to help make it easier for first time home buyers.Write a strong offer letter that's personalized to the place and makes you seem like someone the seller wants to help outIf you know the owner still lives in the place, consider mailing your letter so that it stands out from emailMake your offer as close to cash as possible - this is possible if you go further into the lending process than just getting pre-qualifiedConsider a market that's still appealing, but less expensive and up and coming (aka, talking to you Colorado Springs)Go with a local lender- local lenders return phone calls, work off hours and know contacts in the area- they can make the seller's life (and their agent's life) much easierBe as flexible as possible with your time.