I don't know a lot about how auctions work--is financing for auctions pretty cut and dry?

I have also shown properties that are just dry-walled before, and have been able to paint an accurate + attractive picture for the prospect of what they will look like finished, securing the deposits.

You could always do what some family members of mine do, build a dry-food stocked cabin in some remote location. 

Yes, I've Googled - but I couldn't find anything cut and dry.2)  Are those good terms?

I offered to help remove trash recycles compresser cardboard remove left over items from refrigerator and pantry.She never returned so I hired a friend w truck to take to town dump.I drive a suburu and didn't have space to haul garbage.I had to repair split on inside of front door punch hole in hallway that was taped over.1 cat turned into4 so I had to wipe white silkey hair out of floor ventsalso vacume litter clean out garage refrigrater wipe and remove leftover stuff in drawers.Me rental had to set off 5 bugs bombs before she could sleep in home.I was quoted$800 for assurant pest controll to travel to sheltercove.I live in a rural area by the coast.I am ordering natural pest controll products and will hire a friend to spray.Northern calif doesn't have roaches so last tenants brought in.Last tenants are threatening me w lawyer if I don't return full deposit1800.I silent 15 hours doing repairs due to damage.I also had new tenants internet installer remove part from dish to mail to last tenants.Previous female tenant said they had that set up but new tenants have dogs in back yard.Also No one contacted me from previous renters about scheduling part removal.So as a courtesy I will mail back to Vegas and keep receipt.I am getting threatening texts demanding full deposit.Also they say I owe back rent from Sept 10 to Oct 1 but they didn't return to get what was left for me to deal with.I am cleaning vacation rentals and am still getting a list of damages.I'm ordering natural German cockroachkit online will arrive 2 days shipping cost 29 plus products gonna run another100.

So I would need about $225,000 dry powder to get 1 more loan. 

It's not cut and dried.

This approximately gave us 250K to buy a passive purchase all cash and not have to worry about the interest payments, giving us the option of cash out refinancing or keeping our powder dry for other future acquisitions.I most interesting thing about this decision though is it has change the mindset of my previous investment strategy.

Oh and btw, most of the investors here rely heavily on banks so right now, the competition has dried up.

Really explore financing options as they aren't as cut and dry as residential financing.