The best advice I have it to study the state laws in which you operate.

It's hard to see how the small advantage of a few weeks is worth the unbounded liability of operating without insurance.2) The seller may discover prior to closing that their property has been improved.

Everyone operates in different areas.

My wife, Krista, and I own and operate Rogo's Handyman Service LLC. 

My wife, Krista, and I own and operate Rogo's Handyman Service LLC.

My wife, Krista, and I own and operate Rogo's Handyman Service LLC.

@Steve Rozenbergis an active member of BP and seems to run a very professional operation.

Jeff,  My son has recently joined our operation to help with finding and managing our properties.

Unless you can actually buy, as in a cash sale or know darn good and well you can get cold cash, you should avoid anyone who has received notice of foreclosure as that is when new federal laws kick in as to "helping" owners or interfering with banking operations.

I could probably get 100 more on each though.Purchase Price: 320,000Monthly Income: 2,750Monthly Expenses: 2,272Monthly Cashflow: 477.15NOI: 20,040.00Total Cash Needed: 71,000Cash on Cash ROI: 8.06%Purchase Cap Rate: 6.26%Other Information:Closing Cost: $3,000Estimated Repairs: $4,000 (I Just put this randomly, it was recently renovated)Down payment: 64,000 (20%)Amortized: 30 YearsLoan Interest Rate: 3.80%Monthly P&I: 1,192.00Total Operating Expenses: $1,080.00Mortgage Expenses: $1,192.85Also using 50% rule it says my cash flow will be 182.00 per month.Not sure if you guys need any more information, I am hoping this is enough info to share to see if it is a good deal or not or if the numbers make sense.