Have you seen properties in So Cal that will produce positive cash flow?

I do have one lending brokerage that may be able to position themselves to do both the hard / private money in and the perm cash out re-fi.

Given the fact that I have no credit and no cash, how would you recommend that I get into the business, you seem very know knowledgable on the subject of Real Estate Investing.Honestly, I am in the same position as you are creedog - I started last summer, as a broke single mom, with a full time job that said me 9.00 per hour.

Anyone who truly invests in real estate knows that while you may have wealth rarely is it in cash form, and that you are never in a position to spend recklessly.

I also agree that you should not elect to take less than $100 per door in positive cash flow as you will need to aquire more prop. to meet your cash flow goals (assuming you are in the cash flwo/landlord business).

While home values are plummeting there some still have made equity positions on their purchases while others are losing their shirts.While it's always the investor wanting to maximize their dollars remember who owns the asset.

When you have 4 rentals, you are in a position where all units going vacant at the same time (or another major anomaly occurring) is certainly possible and those 4 empty units could be enough to do serious financial damage to you.

Seven months will pass quickly and you may be in an even better position to buy something at that time.

Don't want to be in this position again.

My offer was more valuable to the seller because I had no outs.Its more risk to make an offer with no contingencies, but once you've developed the experience and confidence to do just that, it makes your offer significantly stronger and better positions you to get the deal.