I have dried up my private and portfolio lending options and cannot secure a conventional mortgage because I do not have a W-2 job.  

I have a dry erase marker ready so as i get to know Broward area more i could mark areas i like and areas i don't like.

To offset these negative cashflows, i plan on building out the portfolio a little cautiously/slowly right now and sit on some dry powder for when the opportunities are lying around on the streets....   

Which architect are you usingWhich GC are you using Are the soil reports done on the property already or is that another cost and variable you are unfamiliar with What kind of material do you want to use I can go on but I'm sure you get the idea. 

So it's not just cut and dry that you have to save $100k before jumping in.  

@Russell Brazil  - Well, if he put in a dry wall to make additional room, then shouldn't he have taken permit. 

Number 2 you cant make fortune on every deal, its wiser doing smaller doing 3 to 5k versus drying the profit margin out...Its better to do volume..Remember the buyer has alot more at risk ..Make sure that you lock down your purchase and sale agreement with your seller  and record it with the title company orhave it notorized. it shows that you have Equitable interest in the property so therefore if anyone tries to close or go around you will run into issues when they pull title.

Asking price is $1,000,000 Below are a few of the details about the facility6 Gin San Self Serve Bays with new electric drying system1 Automatic Drive thru Laser wash 4000-REBUILTWash Select II Auto Teller with cash/credit card acceptanceStandard Change Maker dual change machineGin San Reverse Osmosis “Spot Free” machineWater softners with 2 alternating tanks for production and deliveryAir Compressor6 vacuums,( 3 regular, 2 fragrance combo, 1 carpet shampoo6 drop shelf vendors for product purchasesCompaq PC for credit card processingScanCoin Currency counterSemacon Coin Counter16 channel DVR plus 9 cameras with remote viewing capabilityHonda Power washerFull supply of tools, ladders, etcInventory of spare parts and chemicals,Roadside Marque sign

All drains were working properly so the plumber didn't snake the lines but then they called out Roto Rooter Restoration to begin the water cleanup/dry out/restoration.  

Originally posted by @Edward Rife:Anybody know of a investor friendly realtor in southern illinoisWhat part of So. IL