Best time to acquire is the summer because it is cheapest but best time to sell is in the fall to the spring because that's when the snowbirds and northerners with students down here in school look for homes to buy retail.

We make a small HOA and sell them off individually to retail buyers. 

They really push for you to buy into the 3 day course, which retails for $4000, plus they are throwing in another $4000 in free merchandise.

Yes, we paid retail, and yes if we would have done it our self we could have gotten it cheaper.  

Around here, there is a pretty good supply of them, with the retail for one in good shape being $5 - $6 k. 

If the investor intends to flip the house there has to be enough gap between the ARV and the amount you are willing to sell for plus the improvements needed.If you are going to sell I would recommend that you sell it to a retail buyer. 

In addition $400,000 is not a motivated seller, sounds like over retail price to me.

When that formula I have sold well over 100 houses in retail with that type of flooring. 

REACT allows you to make money on properties even if the owner is asking for full retail price or more!""

If you want to try this, be very, very upfront with your buyer about what's happening and tell them they must be very open with their lender.But, if you want to sell houses to retail homeowner buyers, just get your license and work as a buyer's agent.