. - You could also lessen your risk by avoiding properties that are ultra different/special yet hard to sell or comp (ex: container homes).- I agree that you should worry just as much about HOA's, even small, almost non-existent ones.

Maybe advance a couple hundred to secure a storage/moving container for the property to be collected at settlement, but don't count on ever seeing those funds again.Some of these types of sellers have multiple deals going simultaneously, with multiple advances.

On top of all that, I help contain costs because I do all my work at a flat fee of $3000.

The information contained in this post is not to be relied upon.

The information contained in this post is not to be relied upon. 

But my holding costs contains $5000 in profit because that's me, "charging myself" interest on that money being tied up so in reality I'd be making $20,000.   

As you well know most resi flips are eye liner n mascara on crappy infrastructure.

The inspector came and reported a few points, most important was that the outdoor pipes had to be contained in a box of some sort and filled up with sand for freezing protection. 

All rules and regulations contained in this lease will apply unless contradicted by Washington State law."

If you grab a bowl of Jello with your hand, you can't contain it, it squirts out between your fingers.