I was hoping to get ideas from folks on how to find areas where I can put the market reversals into business plans that are safe. 

Some homes in the area have sold with an upgraded kitchen so if it was not upgraded I think it would be safe to bet you would be looking at comps on the lower side of the prices I gave you.

Start safe and manageable to get your feet under you till you know and can identify the risks clearly.

It doesn't sound like a safe situation.

We will be praying that you have a safe and Merry Christmas and look forward to seeing and hearing more from you on the site.

I might take the help of professionals for initial setup and maintenance as i am new to this field but eventually i will maintain it myself so looking for safe,business friendly state with low fees,taxes.

A Hybrid contract of sale... a way to close more transactions by joint venture A commercial contract of sale, 3 pages with special buyer requirements related to environmental conditions, existing suppliers, surveys, buried oil tanks and other conditions that must be known to make a profitable and safe transaction An option agreementAn informational pocket pack with 52 options to financing and control a building without conventional financingBlank checks, pens, carbon paper, A list of referencesDisclosures for lead paint and other state or federal requirementsCell phone with camera to take pictures of the nice things and negative aspects of the property and to take a picture of the contract to email confirmation to seller and to your title company or lenderA gift, something for the seller to remember you by, I give Indian Head Nickels away, pens, note pads.Blank addendum forms - these are used to attach to your purchase agreements (you don't want a lot of chicken scratching on your contracts; use them to write some of the following; 1.

I will have continue to test my theories and results, but it's a pretty safe bet.

Ask them questions, who is the seller, what was the problem, how long was it on the market, how can you reach the sellers, let the agent know that you'll pay them a fee if they help you buy the property before the auction.....this will eliminate your competitionbe pro-active, do your research, don't just show up....you need history of the property before you bid, do this and you will succeed, do not do it and you will over-payvisit the property before the auction sale, try to find the owner, ask questions (sometimes you can stop the auction by making an offer to buy directly for the owner (always check the local laws about buying directly from owners in foreclosurs, you would be safe by using an agent, called arms length agreement, you pay the agent for this service.talk to the neighbors, find out what's going on, the history of the property and the ownership, neighbor usually love to talk and will give you some great insightsIs the house vacant, for how long, can you get inside to do an inspectioncheck the public records, what liens are on the property, what violations, back taxes, water bills etcif buying directly form the seller (using an agent), make sure you have a lien and title report to protect you from buying a property with other liens or judgementsOther ideas for you that may help you understand the auction business better:Contact auction companies (always talk to the principle of the company). 

And the first part, I would agree with pretty much any investor except me; I DID have to do that deal, or else we would still be looking for that dream property that made good cashflow and made the wife feel happ and "safe".