The rent is just not high enough to support the costs of owning and maintaining a house.See: http://www.biggerpockets.com/renewsblog/2015/01/20...And: http://www.biggerpockets.com/renewsblog/2015/03/03...

Through active marketing (door-knocking, advertising, yellow letter campaigns, etc.), reaching out to these owners can yield leads that in turn can lead to property purchases as a significant discount from market value.The process of finding discounted properties, especially for the newer investor (like me) can be daunting.

Can I just advertise it as  example : . $50,000 PLUS $3000 assignment or finders fee?  

I would like to thank bigger pockets members for their support and I look forward to closing many more dealsNorth Gwinnett county in Atlanta is a hot market right now.

If the appraisal does not support the value, do your numbers in the calculator again and then renegotiate the price or walk away.You need at least PITI, HOA, maintenance, and vacancy.  

Gist of the idea is you develop your marketing advertisement (think: car magnet), hire a driver who is already actively driving around (Lyft, Uber, etc), and have someone (or many someones) marketing your company while they drive. 

Even though the seller is motivated, doesn't sound like the rents will support the deal.  

Pick up broker which fit you best,  advertise yourself as much as possible, make a name, get a few properties under you name, and then star planning on legal entity. 

thank you all for your support and I'm glad I chose this site.

Advertised rehab costs are only directionally correct.