i dont even get chance to present my offer and the deals already shows subject to bank approval.what should i do, sometimes i get back something owner has accpet the offer and now just wait for bank approval .... this happens to me almost 80% of the time i see a short sale.what should i do in future with short sale deal, what is the safest way to present my offer to avoid listing agent kill my deal?

Since I am unable to post pictures or anything else on BP from lack of interest and knowledge I figured this could be a good learning experience for some up and coming investor.Rules: Subject TO:1.

Im looking for post on subject to.... as I saw a guy that had a loan called and wanted to see the outcome.  

Before I even pursue this, since I live in Northern Nevada, is it possible to do creative deals such as subject to or lease options?

I wrote a blog post here on BP on that subject.

We also thought of Grand Rapids Michigan based on the forums and other top 10 lists of hot real estate markets.Do you guys have any advice for a newbie, first time investor looking to invest out of state? 

A well written contract, in my opinion could be considered a work of art, the words you use and how you use them are subject to scrutiny by others, the buyer, his lawyers, a judge, others in title.

Both of your target cities are very hot fix and flip areas.My personal investment strategy is in alignment with @Derek Martin.

And the other half will be subject to depreciation recapture and capital gains.

You should not be reporting your share of "rent" You simply just add enough to cover the cost of the mortgage, etc.You will be subject to capital gain rates on your personal percentage AND the rental portion.