Hi all,Wanted to start out by saying thanks for some great info on here.First let me say I'm relatively new to real estate investing, and I come from a technical engineering background and am finding it VERY difficult to justify things I've been told to say by my coaches, because to me it feels like I'm manipulating instead of being straight forward and honest.

I help people out of difficult situations.

Second, getting $35,000 financed for fix up will most likely prove difficult on your very first deal with no money out of pocket.

But I worry a bit that all the transaction costs (time and money) in finding and buying the house on the front end, and and selling the house on the backend, with accompanying paperwork/legal/etc, would eat up so much margin as to make it difficult to make real money on the rehab itself (i.e. improving a run down property back up to 'market' value).For those doing 1 & 4 (straight flipping or rehabbing and flipping), how do you find properties priced low enough, and sell them high enough, holding down your costs all the while, to make a decent profit?

commercial is very difficult...if you know what you are doingthe risk is better since the return is better!

It's very difficult to find a multis in my area to cash flow well for 20% down.

I am not investing yet because right now it is very difficult to find properties that will come even close to cash flow positive.

It won't disclose balances.

Also, foreclosures in the Seattle Area are difficult to come by for the following reasons:a) Seattle has a robust economyb) Highly knowledgeable homeowner basec) market flooded with savvy investorsNot to say that distressed properties cannot be located in this region, but you have to do your due diligence; require lots of research.Based on the info you provided, it sounds like you have the necessary funds to cover appraisal fees, order title reports, and cover additional loan fees, however, you just need to find a hard money lender that can fund your project.

Whats the balance?