Sounds like the primary goal is to keep it in the family - if you're getting it with $200k - $300k of instant equity and your goal is to keep it in the family why do you need a massive 15-20% CoC return?

Because, in six months time, your equity is still only 20%, which gives you no extra equity for another investment loan.My understanding is that the main key to creating instant (extra) equity which could be used for refi later is to buy for significantly less than market value in the first place.

If you try to start acting like an agent in order to earn a few commission dollars....you will.....BUT you will miss the BIG pay day, that of a real estate equity profit.

Zip Code: 44102I'm from New York, and when I see the asking price under 200K, I instantly get red flags for some reason.

Uwe, i saw one of your posts somewhere and instantly thought that you must be german too ;-) Nice to see that im not the only one.Ian, maybe i can send you a pm when i get to Denver and you could take me along to one meeting one day, what do you think?

Will scrape leads from Craigslist, post Zillow comps, allow you to instantly produce your maximum offer amount and send an email offer to the seller.

Michael,It look like you will be making a good pay day without another discount from the seller.Joe Gore

Even the most dedicated agent cannot be instantly available 24/7 - and is not expected to be.  

Some are and others are very intelligent and know the time and value of money.If they only have so much time to work with clients and one wants a needle in a haystack for a small payday it doesn't make sense to take that business if you have larger deals where a bunch of property is available.It's just like an investor who does a flip on a house.

So I'd argue that you can capitalize on this situation because home prices will not unanimously rise instantly.