@Isaac Essex Ha - I wish this was all true but it isn’t - flat fee listing agreement just to get your property and MLS are OK if you’re a seasoned investor and have been through many closings and transactions before - if you think that all a real estate agent does is put the property in MLS and then show up at a closing and have the closing company do all the work, you’re sadly mistaken - Real estate agents meet inspectors at the property, contractors, negotiate on the interest of their parties behalf usually resulting in a higher price, explain and educate the buyer on the contracts and addendum’s that need to be included, deal with homeowners associations and condo associations, Coordinating with lenders, insurance companies, attorneys, arrange for your property to be shown to pre-qualified buyers waiting for a property to show up BEFORE your property hits MLS, dealing with the closing company to correct all their mistakes prior to closing, etc - I could go on - I hope new investors will read this and take note - it’s a learning process people - a good agent is worth their weight in gold until your a seasoned investor

Are you actually going to close on the property and take possession or are you going to off load it before closing?

Does anyone have a reasonable priced software that loads transactions and allows us to run reports by property?

Along with the many items listed check references, and verify occupancy loads with the fire marshal.

The fact that their database of loans is very massive I'm always surprised at how quickly my data loads on each page refresh. 

I understand using cash for a transaction you're probably going to make a larger net profit but does that out weight the benefit of keeping your assets liquid and being able to do more projects?

(Clearly my formula needs to be revisited) I have loads of experience with talking to perspective sellers and have marketed to absentee investors, probate, and high equity homeowners that may be looking to retire.

Could have been a load of crap but still!

And it is very very hard to break into court house steps buying. you need a boat load of cash I mean millions if your really going to play.So you get newbie showing up they have 100 to 200k in cash ready to swing.. they get out bid for months on end..

So, make sure that you're certain you have the power capabilities (have you done load calcs across all electric appliances/motors?)...