But, it is also easy to find horrible, horrible, tenants.

One term I've heard used a lot is a "builders risk" policy, but I'd say just be honest with the agent and tell them you're doing a rehab there and then you can sleep at night, knowing that IF something goes wrong or horribly wrong, you won't get sued for everything you have!

At the end of the day everyone it's NOT about the commission.It's about the experience and quality of the representation you are getting for what you pay.You get someone to list at 4.5% but they are a horrible negotiator and have limited experience.You got 4.5% but did you really save??

By 200 you'll be able to write books on the target area.These sites people are suggesting, trulia, zillow, realtor, are HORRIBLE.

Here's some ideas, some probably horrible but if someone came up to me offering to do them, my ears would at least perk up:- Put out bandit signs for them- Handwrite letters for them- Build them a website- Put up craigslist ads- Edit their blog posts- Take pictures of their flipsThe list goes on, the more work you do for Free the better...

But not wanting to crunch numbers on the obviously horrible properties I am looking for a quick rule of thumb people use to get past most of the garbage on these sites.I was originally using 10% for Capex, repairs, 10% PM, 10% Vacancy rate, and 10% profit.

Horrible question.Better question.

However, I caveat here is that if you can avoid selling during the severe recession, and wait for prices to come back up, then you can avoid that horrible outcome.

for the first year to horrible hoarders with cats.

I see it here, people will buy just off numbers, and are surprised they bought a house in a horrible area, that everyone local knows is a horrible area!