@Derek Chiasson  sorry to say but dead give away to a scam.. there Is no such thing as a 1% insurance fee.You must have hazard insurance in place prior to closing... but if they are saying you buying some sort of insurance to protect the lender from default.. then your being scammed.A common one is to buy some phony policy from a company in Thailand they usually try to get 3 to 5k out of their victims for this one.Send me a PM I will help you through it..

Conclusion: I may need to sort 3000 properties to get one profitable deal.But one profitable deal does not make a living.

If I had a transaction coordinator or higher volume I might consider subscribing to some sort of more all-encompassing system, but that's not the case right now.I do integrate LionDesk with other lead sites such as ListingsToLeads.com, but I haven't even considered my MLS integration.

You need to form some sort of corporation or a LLC to keep you personally safe in case anything goes wrong in your business and a lawsuit is filed.  

What sort of location are they in, and more importantly what condition are they in?

Is there any sort of natural expiration date for an offer letter?

It was just sort of all the same, with the exception of a few busy roads where there was a large mixture of residential and converted commercial properties (buildings that were originally purposed for residential, but now zoned commercial).I did by chance pass by one Commercial property that had a very well maintained and remodeled house with a separate converted garage.  

Yes my money would buy more during a downturn but on the flip side if a downturn happens in a year or two I'd have missed out on a year or two of cashflow tax free income.Anyway, the thread is threatening to go off topic so I'd appreciate it if we can sort of stay on topic of how to buy buy and hold for cash flow in Phoenix now rather than whether or not real estate investment is a good idea or not. :) Jeff, I'm not sure it's possible to get houses 20% below market easily in Phoenix now.

Gwinnett county has a "stupid" rule that says you need two able bodied people for EACH bedroom, to make certain the eviction is done in less than 90 minutes - for the entire house contents.

To buy a property or perform any sort of repairs, you're going to need cash in the bank.