Worst case scenario I would find a retail investor(one who buys just on equity alone and retails it out to OOB's)and assign it to that investor.

.- Property 2 rehab has just finished and is currently being marketed to find a retail or lease-option buyer. - Property 3 was purchased on a land contract, 7-months, no payments.

I've had an agent's license for 33 years but never was active in the retail market.

Hi Douglas, I agree that Cashflow is paramount in analyzing a deal, however I'd like to have confidence that the property value and rents will keep pace with inflation.

The flip side is the investor doesn't incur retail overhead and the contractor truly has a vested interest in making the repairs as cost effective as possible.

For example, I'd say buying a property at retail (taking action) and losing your life savings and ruining your credit due to negative cash flow could be considered a colossal failure!

You will get a better kitchen if you can locate a local retail stock cabinet shop.

Is it likely that other investors have scooped those properties up intending to resell them at the retail rate?

Since there aren't many cash buyers at retail prices, so selling on a land contract was about my only option other than hold onto the place for 90 days.

Its tight, but if you have enough cash and experience to pull off the rehab, and there are retail buyers in the area, you could make a nice profit.If you want to wholesale it, and your buyers are using the same rules, you'll have to get it that much cheaper so you have room for your fee.