It is rial in the sense that it is out side of city limits and has a well and septic although they just ran city water on the street.

@Gabriel Delgado You are already in the highest paying field in the world, SALES now add real estate, and biggerpockets, sky's the limit.

As they change over time, it used to be 4 but now it appears they have raised the limit. 

.- You are limited to a small geography..- You are only as good as your last deal, then you have to go do it again.Consider executing a well thought out mail campaign.I tell everyone I help start in real estate to forget about buying that first deal.  

So far I haven't had much luck because the association's rules have limited my tenant pool somewhat but I am sure I would get it rented out but so far no luck.

The hint from the seller's agent is that they're close to their bottom limit because they have a mortgage and don't have money to bring to the table.

The more the exposure is limited the smaller the chances of hitting the bid a seller desires.  

So my question to experienced vinyl plank users is will the planks take 1/2"or is the 1/4" measure really the upper limit and not just a value that is determined for long term warranties.

As an investor/agent I think you need to be a little more aware of making sure everyone who is a party to the transaction is happy so as to limit your liability.It can also be a little bit harder to get yourself out of transactions than if you were not licensed.

The catch is that you have to occupy, so that limits the way you can invest.If you find a FSBO, they can do whatever you decide to agree on.If you find a long-term private lender, you can do whatever you agree on.If you do flip style, you can buy with hard money for a % of ARV, which may cover up to 100% of the purchase and remodel.