Seems like I've been hearing about this 'shadow' inventory for almost two years now yet it remains a no-show ...

Now, it is just more fun to do a no-money down deal OR structure a deal that puts my money back into my pocket as quickly as possible.Sellers/lenders don't care a lot for no-money down and their attorneys REALLY hate it.

Frankly, the free match is a no brainer for me (never had it).

The population has been declining there for way too long for me.Chicago has the best cash flows I work with, the Texas cities are always a good bet but their cash flows are a little hindered by higher property taxes but they should still work, Phoenix is a no-go, Atlanta is still good but financing can be tricky unless you have enough cash to make up for a low appraisal (sounds like you do), Charlotte is good, Memphis is good just not my pick, and Indy and KC are always cash flowers but little appreciation potential.If I were to buy tomorrow, it would be Chicago, Atlanta, or the TX cities.

I feel like I could negotiate a no-money down land contract if I could pay them a monthly amount that would just cover their payment.

By you knowing, and working for this person, ought to go a long way to establishing your network.The fact he'll match your salary, and you can earn commissions, makes this almost a no brainer.

I live in a state that legalized marijuana, but can and do have a no-smoking policy for all of our properties that does not allow smoking of any kind on the premises (in or outside of the unit).

I'm a no shavember guy.

Personally, the flood zone is a no go.

Seems to me this would be a no-brainer to investors, but it's nice to hear it broken down in such terms.