I don't have much cash (~$30K) and am unsure what deal makes the most sense for my first transaction.

Hello EveryoneI work for a private lender in Philadelphia, but have never been on the opposite side of the transaction as the investor.

@Leisha Cousarif you are purchasing a home being sold by a (seller's) agent it costs you nothing to get a (buyer's) agent to represent you in the transaction - as the buyer's agent is paid by the seller.

We just had to put a bigger earnest money and deal with the agent instead of the owners themselves. if you submit your offer to the agent they are required by law to show it to the owner. some of them will not allow you to assign it and require that you be the end buyer after seeing your prove of fund (which you can get for free if you have an LLC ) in this case you will have to use transactional funding to do double closing. just try and submit your offers or letter of intent.

Go to networking events, get on local FB pages, post ads on CL, look up cash transactions or flips and call the buyers / flippers. 10 deals a month in Denver from bandit signs wont happen..

With the ups and downs we had on this transaction, most buys (let alone new buyer) would have lost their head and their cool.

.- A lot of pest report stuff that no one would care about on any non-VA transaction.- The important thing is that you do this AFTER you're 100% certain that this is the house you want, and that the seller doesn't have any "outs" to back out of the deal without consequences, and that any pesky underwriting conditions are signed off too (juuuust in case).

In the Bay Area, it's among the most important parts of any real estate transaction. 

Having been a real estate attorney for 20 years, I've had clients modify documents I've created for a specific transaction and use them for other transactions.  

Department of Housing and Urban Development (HUD).