Thanks Jamie, The good thing that came out of this whole experience is it brought me closer to my relationship with the Lord which was not the case when i lived in Chicago as everything was comfortable and working out so well for me.Sometimes you just need to get rocked and humbled.

We're presently averaging close to 0.90, which is very good and we ever get moments as high as 0.95 / 0.96 which are excellent.

It's really not a trick, it's the old-fashioned necessity of having a partner, having your lender relationships set up in advance of finding the deals.

I use an Excel spreadsheet as well.

My credit is excellent but i have a house payment of my own and my income has been a little off lately because I'm spending a lot of time working on my real estate investing.

But the property is in excellent shape after the rehab and I would think it would pass a Section 8 inspection.

The owner of the house is still on the deed and that person is the only one that can deal with you legally, unless some waivers are signed.If the property has been foreclosed on and bought back by the bank at auction, the bank can deal with you but may have already signed an agreement with a Realtor.If you have a good relationship with a local bank they may offer you the chance to buy a property before they list with a Realtor.

Quickoffice is great for opening and being able to modify, excel, word and powerpoint documents10Bii financial calculator works better than the real calculator it emulates.

If you have a relationship with a title company, they will likely run a preliminary title report for you for free.

private sellers, brokers and businesses are offering those....Craigslist is also an excellent source of sellers offering their property under a lease option...one hour of good research online could give you more leads than an entire day prospecting for a lease option seller...worth the try.