But options work I think in Texas they have to be short term though.I am buying a 5.5 million dollar property that i optioned in 2009  I put 200k in cash up for option money ( non refundable) and i pay 120k a year in option payments ( non refundable) but its all a credit to the purchase price.. so i have no interest carry .. on a 117 acre parcel that once it comes into the city will be worth north of 50 million.. thats how you make money in the land game.. and sellers will understand.so as it comes to hawking beat up houses.. just put 5 to 10k in option money out make your monthly option payment have it all go to the purchase price and close in 60 to 90 days when you exercise your option.... although you will want to run this model by the state regulators they still may not like you publicly marketing the property.. 

I know it will be a numbers game to find a deal.

It takes like two clicks of a mouse to insert a new row, the formula will normally update with the added row if you selected the correct row to duplicate.

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That's a dangerous game.

So I'm changing the game plan to purchasing a single family property that is large enough for me to convert into four units.

I guess we’re just playing the waiting game.

He's forth coming with his criteria for property selection and has answerd in detail every question I've had.

I would find a way to compensate the agent and keep the relationship, as you know real estate investing is a long game.

You have to have a game plan and know what a good deal is.