A good market for me includes at least 1Million population with low unemployment, good jobs, cheap houses and business friendly and fiscally responsible city / state (check their credit rating).

I would also include a hold harmless statement (as given to you by your attorney).

why not secure a  construction loan that includes a portion of the purchase price and hard costs?  

Lenders will look at your balance sheet, normally requiring a personal financial statement which includes all of your assets and liabilities.

Hi, when im trying to figure a cap rate do I include the closing cost into the purchase price on that not taking into the equation ? 

Comments from his VRBO page included 3 things:  Mattress protector was noisy, no exit instructions and limited kitchen items. 

We purchased the property for 59K including closing costs, insurance, etc.  

That income can be ANY legal and verifiable source of income,  including wages, SSI/SSD, food stamps,  settlements/child support etc.   

. ($20K total out of pocket including closing costs).  

Options include but not limited to:1) private lending - you can do it directly with flippers or through agencies that offer such services2) invest in the commercial real estate ( can be apartments or other assets) via syndications - you can find a lot of us here on BP.