In regards to dealing with the sellers, I would clearly tell them what the "and or assigns" clause means on the contract, that I plan on shopping the contract around to local investors, and that I won't be the one who shows up on closing day.

Thanks to all of the classy and intelligent people who can convey the good, the bad and the ugly in a good spirited and enlightening fashion.

That's not a knock on those places - I shop both of them quite frequently - but they just don't offer the kind of material or service that most professionals require.

List it as a take all and you should find a person who owns a resale shop who will come clean it out.

@Alex Johnson  your post sounds like a great Ad for Turn key   :)this is a huge industry.. there are properties in virtually every market East of Denver.the success of turn key is really quite simple.1. buy from a good provider who gives you a fair price and product.2. get your own home inspection prior to close  want to make sure your not buying a money pit.3. and most important in these cash flow markets is PM.. it will make or break the investment.So shop and compare..

I've heard of self-directed IRA's being used for real estate, and I'd like to potentially look into utilizing one now or in the future, or some other type of vehicle that allows me to use my funds in a similar fashion.

Starting a fix and flip shop. 

Our relationship.Continuing to show this investor whom I have a great relationship with the value that I can bring to him is much more important than trying to save a couple bucks shopping the deal around to everyone and anyone.I Have done many deals in the past with this investor and he's always been the easiest guy to work with, has treated me fairly and understands that our relationship is more important than any one deal.Enjoying the article?

Which is why fashion mags advertise perfumes and colognes with scratch 'n sniff stickers!

I'm going to keep shopping until something really make since with numbers and locations.