I guess giving the buyer the insurance builds better business relationships so that's something I will do.

Does anyone in Houston ( sourrounding areas) know of a good local bank or credit union to start a long term relationship with that does conventional loans for investment SFH?

I use Excel for all of our analyses.

I know a person, call her "A", who killed a long term business relationship over $70.

If I could find a private investor to loan at a low cost I would do it, I just haven't developed those kinds of relationships yet.I could get money to put roughly 40% down but I'm not sure if that would help.

Once the property is ready, find a tenant and manage the property on a long term basis.Obstacle A and C can easily solved by finding a good Realtor who is local to the area and build a relation ship with him/her.

Detroit too but vacancies are high.In my experience there are only 2 ways to get excellent cash flow soon.

Have good relationships with the REO agents that allow you to purchase the properties at a large enough discount that you can still resell and make a profit.

Mine is complex with excel spreadsheets, etc and I'm looking to simplify.

You only want the REO listing agent to notify you of listings in their office; this will happen once you have a good relationship with them.