You might want to post an introduction in the New Member Intro forum.I split your post into its own thread, rather than tag along on an old one that was only somewhat related to your questions.The state P&S contract is always a good starting point.You would do the transaction with a title company or attorney (whichever does closings in FL, I'm not sure.)

student loan 120 days late (now current), cell phone bill (paid collection), cable bill in collection , paid charge off from a bank (credit card?)

I'll take whichever team you don't want...and you name the amount

Assessor's value, insurance value, and fair market value are all irrelevant.It starts with the price you pay.You add costs incurred as part of the purchase.You then add capital improvements.You subtract depreciation taken or allowed (whichever is more.)I think Edita D. is really getting at the value of the improvements to be used for depreciation.

The service is far cheaper then a secretary and better then just the answering machine on your cell phone.

(No financial affiliation, I just know, like and respect him)In addition, he'll be speaking on exactly that topic on April 16 at Black Diamond (website in signature) at our Worcester meeting, so you can meet and speak with him then.Connect with a local landlord assn, whichever is more convenient for you, and you'll have lots of resources going forward

In all of the short sale or REO offers I have made they always requested proof of funds.I typically just include a statement from whichever account I have the funds for that particular property.If it's a 100K property then I give them a checking account statement with 160K balance.If it's a 400K property then I give them a stock account with a 700K balance.I don't worry about the amount having to be close to the offer.

The value for a purchase money loan is the purchase price or appraised value, whichever is lower.You could just rent him the house and give him time to get the required money together.

If another investor drives by a house with a car parked on the street, and a woman with a cell phone walking around the outside, they'll be looking up the property asap.

Most of my tenants only have cell phones anyway.