The houses go full retail here unless you get an auction property.  

Buying a property like this all cash means that you eliminate competition from any retail buyers, and get a discount accordingly, but the risk is that the house needs work.

@Andrew Fielder Are you saying to basically work backwards from potential retail sale, to get to lot price, all in lieu of forecasting a commercial NOI I assume?

This will identify the retail price ranges, in which you can list the rehabbed property and the price ranges, of distressed homes, you should target.You can use the Realtor to help you find deals and also use Wholesalers.

Also, for Newark, you want to consider as new construction if you actually WANT to buy retail value when you can always find something in Newark that is less glamorous but has more value created into it through fixing a few things.

That's why I saw an opportunity.My idea: Was originally buy and sell retail if the spread was as good as I though but I put that to sleep.

This will identify the retail price ranges, in which you can list the rehabbed property and the price ranges, of distressed homes, you should target.You can use the Realtor to help you find deals and also use Wholesalers.

Cash out refinance or save cash flow to buy something all cash, then you can buy a place at the courthouse steps, buy a REO that can't qualify for financing, etc. where you knock out 80% of your competition from retail buyers and only need to compete with other investors so you get a bigger discount.

Retail comps suggest $150 to $160 is not out of the question.

If the loan failed to complete successfully, part or all of the 20% would be applied as necessary to correct any deficiency in the loan balance.These loans would be made only for home located in land lease communities, and only in states that permit unrestricted chattel lending, that have signed a community agreement between the lender and the community.As part of the joint venture, you would be required to assist in any necessary collateral recovery and security.All interest and fees would belong to the 80% lender who would be legally licensed and fully compliant with state and federal laws.You would agree to have and maintain a compliance management system sufficient for a retailer and/or community as required by state and federal law to protect the licensed lender from third party liability.Yes or No?