I know they will go a bit under FMV to avoid the costs and maintenance of holding a foreclosure, but I have never heard that discount to be a huge.

I've begun researching companies that handle checkbook LLC IRAs and I received some info from the Security Trust Company stating they will charge a 2k set up fee which includes setting up the LLC and handle all other costs for an annual fee of .98.

It ignores vacant unit, clean up and marketing between tenants, eviction costs, damage, routine maintenance like the roof, hot water heaters, appliances, lawn care, snow removal, etc etc etc etc that are all real costs whether on an annual or some other recurring basis.In most places, if you can offer an investor a property with little deferred maintenance that is generating rents at 2% of purchase price, they are going to jump all over it.

After all, they tell themselves, they have building equity in the property, they've been getting annual income, etc., etc.I think your company is upstanding.

Paid closer attention to hvac simple routine maintenance - changing filters, keeping overgrowth away from the A/C.

(This is my first income property analysis, so be gentle…LOL)Asking price- $130,000Down Payment $5,000 (3.85% I know not much skin in the game)Required maintenance $0 (I am not naïve enough to believe this, but haven’t gotten any concrete data to refute this claim (By the owner).

Some are more difficult - maintenance in particular and especially special assessments from an HOA.

Deferred maintenance can be an absolute deal killer when it comes to buying properties that have been rentals with one owner for a while.

If you go for a 2% return and give him the $45k he needs and ask for $900 a month in return, he's going to be negative cash flow and/or deferring a LOT of maintenance.

The great thing is I am currently vp of our local 175 member strong rental owners association and will make sure I let everyone know what this companies technicians think about LL's at our annual Christmas party next week!