I just explain that I buy real estate, making the transaction as easy on the seller as possible, and in exchange expect to purchase it below market value.

none of them have even bothered to reply, now I understand that I am putting in offers at 20% below asking price, but that's what I am willing to pay for the properties, the way I look at it I'm exchanging my money for homes, and that is a serious commitment. 

One is 10% exposure or more and one is 100%.If the seller did not want to 1031 exchange into something else but pay taxes in small chunks then having the seller hold the primary note might make sense as they pay small taxes over time.You really have to find out what the sellers HOT buttons are and see if you can come to an agreement.

I also have a 5-inch Harbor Freight random-orbit sander that's lasted forever under frankly brutal conditions, perversely, my regular quarter-sheet finish sander is a Makita.A finish sander is a great example of a tool that you simply have to go with the best quality you can get, especially if you're planning on using it at the edge of its maximum limit or capacity, or you've modded it, or you need high-precision results out of it.I'm not good with cordless.

Require a minimum 60 days from the time they excersize their option to the time you close and use that time to find another investment to 1031 exchange the capital gains into another property tax free. 

PM me if you would like to exchange experiences sometime.

Or simply find a partner who can obtain the loan and you split 50/50 with him/her in exchange for some sweat equity of your.

Hi Max Toler I believe you can 1031 exchange these mobile home(s) to defer capital gains tax and move to a greater than or equal properties.

, to fund the rest of your rehab - and they take the property as collateral if you default; (2) go to your local REI, build connections, tell every single person you are looking to flip a property and that you will bring them the deal and split the profits in exchange for their money and experience; make them feel your passion and energy; depending on the person, you might get 50% profit if you have it under contract, perhaps lower - asking for anything over 50% would probably be offensive;(3) Use your own money.You need to seriously get creative to get a few deals under your belt and develop your lender network (this could be anyone, friends, family, HML, private lending).

Where this gets tricky though is if you are 1031 exchanging your property.