To your point about being concerned that a seller is upset if he/she sees a large assignment fee on the HUD, an option to consider is a SDDC (Same Day Double Close).

To be able to get that respect from any agent you need to have a proven track record of closing deals.

I'm like, I don't do walkthroughs with tenants (thinking to myself, especially tenants like this...) and that if the house is in the same condition as it was rented in and utilities are closed out, he'll get his full deposit back.He then has his fiance start hitting me with a barrage of letters they are texting me about their move out date.

But carrying on like I said I would have about 10-20k depending on closing costs in reserves and have another bank account with back up back up but I really do not want to touch that, with that being still said I am not adding to capex, maintenance, or vacancy every month even though I probably should. 

Most require a cash deposit and if you don't close for any reason the auctioneer is keeping it.

Purchase price: $135,000 Cash invested: $15,000 Found a great starter home for sale that needed light cosmetic work.

I've been researching Bigger Pockets content since last August and I recently closed my first set of deals.

In Fall 2022 I bought a 3/2 (half of a duplex) in a neighborhood that’s in the early stages of up and coming, my thought was to get a rental to break even or lightly cash flow and appreciate over time as the neighborhood improved.

I feel more inclined to just make sure the property has good lighting, solid doors and I will have security gates on all first floor doors and windows. 

I also really like the 28212 zip code for more of a long-term play on appreciation, with the proposed light rail line hopefully coming in the next 10 or so years.