i just hate buying stuff at retail when i know there are wholesale places out there.

If a rehabber overprices a retail house by small amount, fewer people might look at it.

I ask because doing it the later way I would have to use my own money and also hold a risk of not be able to move it and being stuck with a property that I can't myself fix and repair to flip back in the retail market.

For fix and flips, that's one where you can find properties cheap enough to buy but with enough retail activity for you to sell your fixed up property.- If its rentals, find an area where 1) the price to rent ratio is low enough to make money, 2) there is rental demand, and 3) you can buy at something of a discount.- Find AN agent to work with to make your purchases.- make offers.Don't fall into the trap of worrying about LLCs or web sites or (IMHO) business plans.

The income is ordinary income because you are like a retail store pulling property off your store shelf.Inventory is not eligible for special capital gains treatment.You also will be subject to self employment tax on the net income from the business.

Brandon Laughridge, there's an investor in my area selling properties like this as well..they want 5k down usually, and sell it as what amounts to a 0% interest loan (principal only), that you'll own outright in 5 years....from a retail buyer's standpoint with poor credit, it's a great way to buy a house if you can sustain payments and come up with 5k downpayment..

A "recovery" to perhaps 40-50 cents on the dollar from peak pricing at current interest rates is a long way from another "bubble" - its sustainable pricing & an opportunity for those who did or will buy at retail to actually build a tiny bit of equity.

Probably the same companies who's names are on vacant retail space, so you can start by calling those.

You may need to bring in a capital partner to qualify for non-recourse financing on your retail acquisition.

The uptick the retail industry has experienced from the new found disposable income (people not paying mortgages) helps the local and state governments collect more sales taxes.