I agree that many people interchange the words/phrases, but the meanings for each do have specific definitions/facts to them and are set in stone.A double close is different than a simu close in that the double close has 2 escrows (although often with teh same escrow company and the A-B transaction is funded with buyers funds (B) and not end buyers funds C as in a simu close.Wet funds are funds of yoru own or your lenders whereas dry funds are from your end buyer in the simu close scenario.

Great so far...I'd like to use the Realtor as the sellers agent and our buyers agent (from the A to the B). and become our listing agent again (from the B to the C).

-Hard Money-conventional bank with 20 to 25% down of your own cash-Part of an investor group purchasing-asking the seller to hold back a secondAll of these things will factor in to the viability of a deal.As a fast guideline I do this.Most B and C stuff I calculate as an exit of a 10 CAP.Might be able to resale at a lower CAP if the market improves but I play it safe with margins.Example:100 unit at 50% occupancy.

I’ve only found 20 minute and 90 minute (steel door) that are fire rated.

welcome on to the band wagon these forums are great Michael FrisiniThe Chicago Real Estate Investment Club

Pretty much all our offers these days go to H&B, and only about 1 in 10 ends up above asking price...That said, the numbers on this one are not good.

You then go back to Lender B and say "Hey, Lender A just gave me this!

It costs ~$500/window in brick buildings, where they take out the existing steel-framed windows, the steel pans, build wood frames, install new vinyl windows, faux marble sills, and then trim using painted wood on the inside and aluminum on the outside. 

Any of the areas where you will find B and c type properties will give you a tree return on a flip as you can value add.

Are there any free resources to start with that can give great information about how properties in certain areas/zip codes are selling for, possibly Price Band, YOY, and Momentum information?