And they have throttled way back since 2008 for obvious reasons.

Borrowing other people's money sounds great but the market prices are high and hard to make profit if you borrow the down payment and borrow for the remainder of the mortgage loan. 

You can find lower priced homes in that area, which sometimes makes it easier to hit the 1% rule that many people try to use.

He's fast, clean and priced right for labor.  

I kept track of the properties another investor bought and they have had to lower the prices to flip it. 

Most work this way Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

Your gain is sales price less sales expenses less adjusted basis.Your adjusted basis is purchase price plus improvements less depreciation.Also factor in any passive loss carryforwards when calculating your gain.Your CPA should be able to discuss with you what tax implications would be upon sale.

We service seller take back mortgages on investment properties and we have found that sellers can usually  get a higher sales price by holding the financing.

Then we want to buy another duplex with the same price and a 5% down payment under my mom's name since she will be living in 1 unit and rent the other unit out.

Some sellers cannot/will not deal with their tenants and will take the price hit get it sold.