Now, I know foreclosures can be tough, but I've been focusing specifically on pre-foreclosures.

Starting the pre-licensing course this Monday for my real estate license :)

I'm sure some famous PM just rolled in their grave.

Id like to complete one property and be able to roll right into the next so that we don't have any time wasted in between!

I am looking to take a dive into the investing side of the business but need some help getting started.How can I find sellers list such as estate sales, pre-foreclosure list and ta lien lists in the Chicago and surrounding areas?

Builders I know have now had to add months to their pre construction planning to satisfy all of these requirements.On the build side, a ballpark - repeat ballpark - number is about $200 per square foot.  

In my area, local banks are hungry for small apartment deals and they'll be happy to work with you if you have a decent deal.I'm a bit late to this but if you take a pro forma of the 6 unit to a lender I'm sure they'd give you a pre-approval letter.I've also never been asked for that though unless the seller was a large bank/ government agency.

My dad had a company called California WRAP  pre internet mind you.and yes you can buy a property for X and put a loan on it for Y that is greater than X and the difference is not taxed at that time..

So get advice on your options and approach a lender without pre-conceived ideas.

I'd like to sell it and roll the proceeds into another rental property which would go on mine and my wife's name.